On 2 Dec 2025, URA announced the GLS Programme for 1H2026. Comprising nine Confirmed List sites and 12 Reserve List sites, the Programme can yield 9,185 private residential units
The Berlayar Drive GLS Land site was announced directly into the Confirmed List. Located within the Berlayar Estate earmarked as one of the housing estates in the Greater Southern Waterfront, Berlayar Drive GLS is a short walk from Telok Blangah MRT. It will be surrounded by greenery, with coastal waters towards its South.
On 2 Dec 2025, URA announced the GLS Programme for 1H2026. Comprising nine Confirmed List sites and 12 Reserve List sites, the Programme can yield 9,185 private residential units, 209,150 sqm gross floor area (GFA) of commercial space and 970 hotel rooms.
The Confirmed List, which comprises eight private residential sites and one Commercial & Residential site, can yield 4,575 private residential units (including 635 EC units) and 22,500 sqm GFA of commercial space.
The Berlayar Drive GLS Land site was announced directly into the Confirmed List. Located within the Berlayar Estate earmarked as one of the housing estates in the Greater Southern Waterfront, Berlayar Drive GLS is a short walk from Telok Blangah MRT. It will be surrounded by greenery, with coastal waters towards its South. On its East is an existing private residential development, Reflections at Keppel Bay.
Credit : Streetdirectory.com
Minister for National Development, Mr Chee Hong Tat unveiled the masterplan for Berlayar estate at the HDB Awards Ceremony on 23 September 2025. Located at the site of the former Keppel Club, the new estate marks the start of the transformation of the Greater Southern Waterfront. Following detailed planning studies,
Berlayar estate will offer about 7,000 public housing units, up from the previously announced 6,000 units. This will increase the total housing yield of the estate to approximately 10,000 homes, including about 3,000 private housing units. These plans are part of a broader strategy to enhance the geographical distribution of public housing and cater to the evolving aspirations and diverse needs of Singaporeans, including young families who wish to live near their parents for mutual care and support.
As part of the Government’s plans for more inclusive housing options to meet Singaporeans’ diverse aspirations and lifestyle needs, the 48-hectare Berlayar estate located within the Bukit Merah Planning Area will be progressively developed to provide new private and public housing units. The proposed development on the Land Parcel will contribute to the transformation of the Greater Southern Waterfront into a new major mixeduse neighbourhood where Singaporeans can enjoy living, working, and playing along the southern coast.
The Land Parcel, designated for residential development, is bounded by Berlayar Drive and two future green corridors, the Henderson Corridor and the Berlayar Corridor.
Part of the Greater Southern Waterfront, Berlayar estate has been gazetted as a car-lite area. On top of lower vehicle parking provisions, the estate is planned with a comprehensive active mobility network comprising covered linkways and cycling paths to provide a seamless walking and cycling experience for future residents and visitors. Future residents can look forward to the convenience of living close to the city centre and having easy access to the rest of the island with the estate being served by the Telok Blangah and Labrador Park MRT stations.
Future residents will also enjoy waterfront living and lush greenery at their doorsteps, with housing blocks that are designed to step down towards green spaces and the waterfront. There are four green corridors within the estate, offering green recreational areas for residents to enjoy. At the same time, they facilitate connectivity between the Southern Ridges and Labrador Nature Reserve.
Berlayar estate will also feature new commercial and community amenities, such as shops, restaurants, supermarkets and preschools within the future public housing area. Being one MRT stop away from VivoCity, residents will also enjoy easy access to a wide range of entertainment and lifestyle offerings.
Berlayar estate, planned as an extension of Bukit Merah Town, will offer future residents the experience of harbourfront living close to nature. Drawing inspiration from the sloping hills of Bukit Merah, developments in Berlayar estate will feature staggered heights to form a distinctive terracing skyline along Singapore’s southern coast.
To achieve this vision, the following key strategies shall be incorporated:
Remaining Sensitive to the Waterfront and Green Corridors
Building heights are guided to step down to be sensitive to the adjacent green corridors and waterfront and achieve a more relatable scale with respect to Berlayar Creek and Bukit Chermin.
Enhancing Greenery
The Successful Tenderer is encouraged to incorporate communal landscaped areas to enhance the sense of lush greenery within the proposed development.
Berlayar estate has been gazetted as a Zone 4 car-lite area and planned with reduced parking provision from the prevailing Range-based Parking Provision Standards (RPPS). The Successful Tenderer shall adopt 60% of the allowable parking lots under Zone 2 RPPS.
The motorcycle parking lots and associated parking facilities shall be located within the proposed car parking areas of the proposed development.
The Successful Tenderer shall locate all car and motorcycle parking spaces within the basement level(s), with appropriate screening. Standalone multistorey car parks and landscape decks are not allowed.
PRESS COVERAGE
7 August 2026
The Urban Redevelopment Authority has awarded the tender for the site at Berlayar Drive to Intrepid Investments Pte. Ltd. and GuocoLand (Singapore) Pte. Ltd.
The site at Berlayar Drive was launched for tender on 15 May 2026. The tender for the site closed on 4 August 2026. The site was offered for sale on a 99-year lease term.
Details of the awarded site and the successful tenderer:
LOCATION : Berlayar Drive
ALLOWABLE DEVELOPMENT : Residential
SITE AREA : 25,263.2 m²
MAXIMUM PERMISSIBLE GROSS FLOOR AREA (GFA) : 35,369 m²
SUCCESSFUL TENDERER : Intrepid Investments Pte. Ltd. and GuocoLand (Singapore) Pte. Ltd.
TENDERED PRICE : $576,778,554.00
TENDERED PRICE ($PSM of GFA) : $16,307.46 psm ppr
TENDERED PRICE ($PSF of GFA) : $1,515 psf ppr
PRESS COVERAGE
4 August 2026
The Urban Redevelopment Authority closed the tender for the site at Berlayar Drive today.
The site at Berlayar Drive was launched for public tender on 15 May 2026.
This is not an announcement of tender award. A decision on the award of the tender will be made after the bid has been evaluated. This will be publicised at a later date.
PRESS COVERAGE
15 May 2026
The Urban Redevelopment Authority (URA) has released two residential sites at Berlayar Drive and New Upper Changi Road for sale today under the first half 2026 (1H2026) Government Land Sales (GLS) Programme.
The sites at Berlayar Drive and New Upper Changi Road (located near Bedok MRT station) can potentially yield about 415 and 1,010 residential units, respectively. These form part of the 4,575 residential units to be released via the Confirmed List of the 1H2026 GLS programme, which is 50% above the average Confirmed List supply per GLS programme over the past decade.
The tender for the Berlayar Drive and New Upper Changi Road sites will close at 12 noon on 4 August 2026 and 1 September 2026, respectively.
(1) Berlayar Drive , New Upper Changi Road
(2) Final site area is subject to cadastral survey.
(3) Building height is based on Singapore Height Datum (SHD).
(4) Actual number of housing units provided by the developer may vary.
PRESS COVERAGE
2 DEC 2025
The Government has announced the GLS Programme for 1H2026. Comprising nine Confirmed List sites and 12 Reserve List sites, the Programme can yield 9,185 private residential units, 209,150 sqm gross floor area (GFA) of commercial space and 970 hotel rooms.
The Confirmed List, which comprises eight private residential sites and one Commercial & Residential site, can yield 4,575 private residential units (including 635 EC units) and 22,500 sqm GFA of commercial space.
The Reserve List includes six private residential sites, one commercial site, three White sites and two hotel sites, which can potentially yield an additional 4,610 private residential units, 186,650 sqm GFA of commercial space, and 970 hotel rooms.
| S/N | Location | Site Area (ha) | Proposed GPR | Estimated No. of Residential Units(1) | Estimated No. of Hotel Rooms | Estimated Commercial Space (m2) | Estimated Launch Date | Sales Agent |
|---|---|---|---|---|---|---|---|---|
| Confirmed List | ||||||||
| Residential Sites | ||||||||
| 1 | Holland Plain (2) | 1.57 | 1.8 | 280 | 0 | 0 | Feb-26 | URA |
| 2 | River Valley Green (Parcel C) | 1.15 | 3.5 | 470 | 0 | 0 | Apr-26 | URA |
| 3 | Peck Hay Road (3) | 0.55 | 4.9 | 315 | 0 | 0 | Apr-26 | URA |
| 4 | Berlayar Drive (3) | 2.54 | 1.4 | 415 | 0 | 0 | May-26 | URA |
| 5 | Canberra Drive (EC) (3) | 1.16 | 1.6 | 185 | 0 | 0 | May-26 | HDB |
| 6 | New Upper Changi Road (3) | 3.16 | 2.8 | 1,040 | 0 | 0 | May-26 | URA |
| 7 | Lorong Puntong (3) | 0.43 | 2.8 | 140 | 0 | 0 | Jun-26 | URA |
| 8 | Sembawang Drive (EC) (3) | 1.29 | 3.5 | 450 | 0 | 0 | Jun-26 | HDB |
| Commercial & Residential Sites | ||||||||
| 9 | Bayshore Drive (3)(4) | 5.74 | 2.6 | 1,280 | 0 | 22,500 | Mar-26 | URA |
| Total (Confirmed List) | 4,575 | 0 | 22,500 | |||||
| S/N | Location | Site Area (ha) | Proposed GPR | Estimated No. of Residential Units | Estimated No. of Hotel Rooms | Estimated Commercial Space (m2) | Estimated Available Date | Sales Agent |
|---|---|---|---|---|---|---|---|---|
| Reserve List | ||||||||
| Residential Sites | ||||||||
| 1 | Marina Gardens Lane (Plot 2) (5) | 0.6 | 5.6 | 390 | 0 | 150 | Available | URA |
| 2 | Media Circle (Plot 2) (6) | 0.57 | 4.2 | 520 | 0 | 400 | Available | URA |
| 3 | Media Circle (Parcel B) (7) | 1 | 4.3 | 500 | 0 | 400 | Available | URA |
| 4 | Cross Street (8) | 0.23 | 6.3 | 315 | 0 | 500 | Available | URA |
| 5 | Morrison Lane (3)(9) | 0.66 | 2.8 | 200 | 0 | 750 | Feb-26 | URA |
| 6 | Kitchener Link (3) | 0.39 | 3 | 135 | 0 | 0 | Jun-26 | URA |
| Commercial Sites | ||||||||
| 7 | Punggol Walk (10) | 1 | 1.4 | 0 | 0 | 13,350 | Available | URA |
| White Sites | ||||||||
| 8 | Marina Gardens Crescent (11) | 1.73 | 4.2 | 775 | 0 | 6,000 | Available | URA |
| 9 | Woodlands Avenue 2 (12) | 2.75 | 4.2 | 440 | 0 | 78,000 | Available | URA |
| 10 | Town Hall Link (3)(13) | 3.72 | - | 1,200 | 0 | 84,000 | Mar-26 | URA |
| Hotel Sites | ||||||||
| 11 | River Valley Road (14) | 1.02 | 2.8 | 0 | 530 | 2,000 | Available | URA |
| 12 | Telok Ayer Street (15) | 0.42 | 7 | 135 | 440 | 1,100 | Dec-25 | URA |
| Total (Reserve List) | 4,610 | 970 | 186,650 | |||||
| Total (Confirmed List and Reserve List) | 9,185 | 970 | 209,150 | |||||
PRESS COVERAGE
23 SEP 2025
The 48-hectare site has been earmarked for residential use in URA’s Master Plan since 2014. The name ‘Berlayar’ (which means “sailing” in Malay) draws inspiration from the area’s landmarks and maritime heritage. Of particular significance is the granite outcrop ‘Batu Berlayar’ (“sailing rock” in Malay), which once served as a navigational marker at Keppel Harbour’s western entrance. Today, the name ‘Berlayar' is still used in landmarks in the area, such as Berlayar Beacon, Tanjung Berlayar and Berlayar Creek.
Given the scale of the site and its proximity to several nature areas such as the Labrador Nature Reserve, Berlayar Creek, and Southern Ridges (which includes Mount Faber Park, Telok Blangah Hill Park and Kent Ridge Park), HDB worked closely with the Urban Redevelopment Authority (URA) and National Parks Board (NParks) to conduct an Environmental Impact Assessment (EIA) to better understand the existing biodiversity of the area and guide development. The agencies also held several rounds of engagements with different stakeholders such as nature groups to gather their feedback and suggestions on the proposed plans. These suggestions have been incorporated into the plans for Berlayar, where feasible.
Berlayar estate, planned as an extension of Bukit Merah town, will offer future residents the experience of harbourfront living close to nature.
