The Urban Redevelopment Authority (URA) has formally released two prime residential Government Land Sales (GLS) parcels under the 2H2026 Reserve List. The release comprises a massive 341,170 sq ft land parcel at Chuan Grove (District 19) capable of yielding approximately 930 residential homes, alongside an exclusive site at Plymouth Avenue / Dunearn Road (District 11)—the former Raffles Town Club site—which can yield approximately 250 private residences integrated with commercial and supermarket amenities.
While the release introduces substantial pipeline clarity for both the central Core Central Region (CCR) and the highly sought-after Lorong Chuan city-fringe enclave, major real estate analysts from PropNex and Huttons predict that neither site is likely to be triggered by developers for immediate open tender. Instead, developers are adopting a measured posture as they monitor upcoming benchmark launches and navigate prevailing inventory buffers.
1. The Two 2H2026 Reserve List Sites at a Glance
The two newly available Reserve List parcels cater to distinctly different market segments, offering developers substantial scale in District 19 and prime commercial-residential integration in District 11:
| Attribute | Chuan Grove Parcel | Plymouth Avenue (Former RTC Site) |
|---|---|---|
| Planning Area / District | Serangoon / Lorong Chuan (District 19) | Bukit Timah / Tanglin (District 11) |
| Site Area | 31,695.7 sqm (~341,170 sq ft) | 13,236.0 sqm (~142,471 sq ft) |
| Gross Plot Ratio (GPR) | 2.1 | 1.4 |
| Maximum Gross Floor Area (GFA) | 66,561 sqm (~716,456 sq ft) | 18,531 sqm (~199,466 sq ft) |
| Estimated Residential Yield | ~930 Units | ~250 Units |
| Commercial Component | Pure residential | 1,000 sqm (incl. min. 600 sqm supermarket) |
| Estimated Land Bid (PSF PPR) | $1,300 – $1,400 psf ppr | $1,500 – $1,650 psf ppr |
| Estimated Total Land Commitment | $930M – $1.003 Billion | $299M – $329 Million |
2. Why Developers Are Hesitant to Trigger Chuan Grove (Reserve List)
Under Singapore’s GLS framework, Reserve List sites are not put up for tender automatically. They are only activated if an interested developer submits an application guaranteeing a minimum bid price acceptable to the Government.
Despite the immense success of the neighbouring Chuan Park redevelopment—which famously cleared over 99% of its 916 units at an average transacted price of $2,594 PSF—market watchers anticipate developers will pause before triggering the adjacent Chuan Grove Reserve plot for several strategic reasons:
- Monitoring One Chuan Grove Take-Up: Developers are primarily watching the impending launch of One Chuan Grove (the earlier Confirmed List parcel awarded to Sing Holdings and Sunway MCL for $1,365 psf ppr). Comprising 1,056 homes and 7 retail shops right by Lorong Chuan MRT, One Chuan Grove is slated for preview in February 2027. Triggering another 930 homes next door would create immediate supply overhang and cannibalize marketing velocity.
- Colossal Capital Outlay: With a potential land bid between $930 million and $1.0 billion, securing the Reserve List parcel represents a massive balance-sheet commitment requiring consortium syndication under current financing costs.
- Price Discovery Discipline: Developers prefer to evaluate whether secondary buyer appetite in District 19 can comfortably absorb new homes at $2,600 to $2,800+ PSF following Chuan Park’s benchmark before bidding aggressively on additional land.
3. Plymouth Avenue / Former Raffles Town Club Site: CCR Supply Buffer
The Plymouth Avenue / Dunearn Road parcel marks a significant milestone in Bukit Timah’s urban renewal, sitting on the prominent corner site formerly occupied by the historic Raffles Town Club (whose lease expired in October 2026). Situated near Stevens MRT interchange (Downtown and Thomson-East Coast Lines) and within close proximity to Singapore Chinese Girls’ School (SCGS) and Anglo-Chinese School (Primary), the parcel boasts impeccable prime credentials.
However, trigger probability remains low in the short term due to the dense pipeline of unlaunched homes across the Core Central Region (CCR) and prime District 10/11 enclaves. With over 1,700 unlaunched units across nearby GLS and en bloc sites—including Holland Plain, Dunearn Road, and Bukit Timah corridors—developers are cautious about committing fresh capital while the 60% foreign Additional Buyer’s Stamp Duty (ABSD) continues to temper luxury investment volume.
4. Market Impact & Strategic Buyer Takeaways
For homebuyers, upgraders, and investors assessing the private property landscape into 2027, the release of these Reserve List parcels provides clear guidance:
- Confirmed Supply vs. Potential Supply: Buyers eyeing District 19 should recognize that One Chuan Grove represents the definitive, confirmed new-launch opportunity in Lorong Chuan for 2027. The Reserve List site remains a medium-term buffer that will only materialize if market demand proves extraordinarily voracious.
- Land Price Floor Firmly Established: The estimated $1,300–$1,400 psf ppr floor on Chuan Grove confirms that replacement costs in city-fringe RCR/OCR locations remain elevated. Prospective upgraders waiting for a major price retracement in mass-market condos face high land breakeven realities.
- Financing Due Diligence: When committing to large-scale new launches, buyers should carefully plan milestone cash flows. Consulting our step-by-step new launch condo buying guide helps map out progressive payments, CPF utilization, and loan-to-value staging safely.
Evaluating District 19 or Bukit Timah New Launches?
Whether assessing upcoming launches like One Chuan Grove, analyzing GLS land tender economics, or mapping out your progressive payment timeline, connect with our property advisory team for objective market analysis.
