URA Launches GLS Tender for Bukit Timah Road Site – Prime CCR Location Near Newton MRT

The Urban Redevelopment Authority (URA) has officially launched a Government Land Sales (GLS) tender for a prime residential site along Bukit Timah Road. The announcement, made on 26 August 2025, has drawn immediate attention from property developers, given its strategic location in Singapore’s Core Central Region (CCR) and its proximity to Newton MRT Interchange.

With a potential to yield approximately 340 private residential units, this site is poised to become one of the most anticipated residential developments in the upcoming GLS cycle.

Key Details of the Bukit Timah GLS Site

• Site Area: 5,899.2 sqm (≈ 0.59 ha)
• Maximum Gross Floor Area (GFA): 28,907 sqm
• Tenure: 99-year leasehold
• Estimated Housing Units: ~340 private homes
• Tender Closing Date: 11 November 2025, 12 noon

Strategic Location and Connectivity

The site enjoys a prime location next to Newton MRT Interchange, which connects the North-South Line (NSL) and the Downtown Line (DTL). This ensures residents will have fast and convenient access to Orchard Road, the Central Business District (CBD), and other major hubs.

Beyond connectivity, the site also benefits from being within 1 km of Anglo-Chinese School (Junior), a highly sought-after educational institution. For families with school-going children, this adds significant appeal, especially in the competitive Singapore property landscape.

Residents will also enjoy proximity to lifestyle amenities such as Newton Food Centre, the Orchard shopping belt, and the medical and lifestyle facilities around Novena.

Developer Interest and Market Expectations

Industry analysts are predicting strong competition for the Bukit Timah site, with estimates of 8 to 9 bids expected. The top bid is forecasted to land in the S$1,500 to S$1,600 psf per plot ratio (ppr) range.

• PropNex Realty’s research head Wong Siew Ying highlighted that the site could follow the momentum of recent blockbuster CCR launches such as UpperHouse at Orchard Boulevard, which saw robust demand.
• Realion Holdings’ Justin Quek noted the potential for 3–6 bidders, estimating top bids around S$1,400–1,600 psf ppr.
• Huttons Asia CEO Mark Yip echoed a similar sentiment, predicting 4–5 bidders and strong participation given the site’s rare location and appeal.

This bullish outlook reflects the resilient demand for luxury homes in CCR, even amid broader economic headwinds.

Lessons from Recent CCR Launches

The Bukit Timah Road tender comes shortly after the successful launch of UpperHouse at Orchard Boulevard in June 2025. The development sold 178 units at a median price of S$3,259 psf, demonstrating that high-end homes continue to enjoy solid buyer interest, particularly from affluent local families and investors.

The performance of UpperHouse is likely to give developers confidence in the Bukit Timah Road GLS site, especially given its MRT connectivity, school proximity, and Orchard Road accessibility.

Supply Context – Part of a Bigger Housing Plan

The Bukit Timah Road site is not a standalone release. It is part of the 2H 2025 GLS Confirmed List, which altogether will supply 4,725 private homes across various sites.

This sustained land release strategy ensures that Singapore’s private housing market remains balanced and sustainable, avoiding sharp price escalations while meeting continued demand from both investors and owner-occupiers.

By anchoring this prime site in the GLS programme, URA is not only addressing current market needs but also ensuring that long-term housing supply remains resilient in CCR, one of Singapore’s most in-demand regions.

Why This Site Matters

1. Prime CCR Location: Situated in the heart of Core Central Region, with Newton MRT and Orchard nearby.
2. Strong Family Appeal: Within 1 km of Anglo-Chinese School (Junior), plus lifestyle amenities in Novena and Orchard.
3. High Developer Interest: Strong participation expected, with analysts predicting up to 9 bids.
4. Potential High Returns: Following the footsteps of UpperHouse and other successful CCR launches.
5. Balanced Market Supply: Contributes to the government’s strategy of steady housing supply for long-term sustainability.

Conclusion

The GLS tender for the Bukit Timah Road site has quickly emerged as one of the most talked-about land sales of 2025. With its unbeatable location next to Newton MRT, access to reputable schools, and proximity to Orchard and Novena, the site holds strong potential to attract developers and homebuyers alike.

As bidding heats up towards its closing date of 11 November 2025, all eyes will be on how high developers are willing to go. Given the site’s rare CCR location and the recent successes of luxury launches, it is highly likely to draw aggressive bids and set the stage for another landmark residential project in Singapore’s ever-evolving property market.