On the 21 June 2023, the government announced the Government Land Sales (GLS) Programme for the second half of 2023 (2H2023), which comprises eight Confirmed List sites and nine Reserve List sites. These sites can yield about 8,590 private residential units, 98,250 sqm gross floor area (GFA) of commercial space and 530 hotel rooms.
Of the sites announced, the Zion Road Parcel A land plot was amongst the sites under the Confirmed List.
The Zion Road Parcel A plot was sold to CDL & Mitsui Fudosan in April 2024, and the project will be named Zyon Grand.
For latest unit availability at Zyon Grand, please call Developer Hotline 6864-3300.
Zyon Grand will launch for Sales on 25 Oct 2025, at the following launch prices:
| Unit Type | Size | Starting From ($) | Starting From ($ psf) |
|---|---|---|---|
| 1br+S | 474 sqft | $1.298 MM | $2,738 psf |
| 2br (1 bath) | 538 sqft | $1.468 MM | $2,729 psf |
| 2br Premium | 646 sqft | $1.758 MM | $2,721 psf |
| 2br Premium + Study | 721 sqft | $1.938 MM | $2,688 psf |
| 3br | 818 sqft | $2.20 MM | $2,689 psf |
| 3br Premium + Study | 1055 - 1076 sqft | $2.938 MM | $2,785 psf |
| 4br Premium (Pte Lift) | 1421 sqft | $3.968 MM | $2,792 psf |
| 4br Supreme (Pte Lift) | 1518 sqft | $4.168 MM | $2,746 psf |
| 4br Supreme + Study (Pte Lift) | 1615 sqft | $5.368 MM | $3,324 psf |
| 5br Supreme (Pte Lift) | 1819 sqft | $5.988 MM | $3,292 psf |
The Zyon Grand Showflat is located along Ganges Avenue, beside 79 Indus Road (S)161079.
For Showflat Appointment, please call Developer Hotline 6864-3300.
Credit : Streetdirectory.com
| Project Name | Zyon Grand |
|---|---|
| Developer | CDL-MFA Altair Property Pte Ltd (Joint Venture between CDL and Mitsui Fudosan) |
| Description | 2 blocks of 62-storey residential development and 1 tower of 36-storey serviced apartments with restaurants, supermarket and early childhood development centre. |
| Key Attributes | • Direct Access to Havelock MRT • 2 Soaring Residential Towers of 62-storey • 1 tower of 36-storey Serviced Apts • 706 total residential units • World Class Architects: NIKKEN SEKKEI x ADDP • Premier Residential Services • North-South orientation with views towards Sentosa, CBD & Marina Bay |
| No. of residential units | 706 |
| Tenure | Leasehold 99 years commencing from 15 July 2024 |
| Unit Types | 1BR + Study to 5BR Supreme units and 2 Penthouses |
| Concept Architect | Nikken Sekkei Ltd |
| Project Architect | ADDP Architects LLP |
| Landscape Architect | Ecoplan Asia Pte Ltd |
| Progressive Payment Timeline Estimate | Foundation: Est 4Q 2026 TOP: Est 2Q 2030 |
Listed on the Singapore Exchange, the Group is one of the largest companies by market capitalisation. Its income-stable and geographically diverse portfolio comprises residences, offices, hotels, serviced apartments, student accommodation, retail malls and integrated developments.
With a proven track record of over 60 years in real estate development, investment and management, the Group has developed over 53,000 homes and owns around 23 million square feet of gross floor area in residential for lease, commercial and hospitality assets globally.
Mitsui Fudosan Group is guided by its unique “&” philosophy—a symbol of cooperation, coexistence, and co-creation—through which it seeks to forge new value and innovate. United by its core mission of “& EARTH” (with nature, sharing the future), “& INNOVATION” (with creativity, sharing the brilliance), and “& PEOPLE” (with people, sharing the inspiration), the company embraces its role as a connector—of people, nature, and industry—in pursuit of transforming cities and shaping the future. Believing that the true impact of its creations cannot be measured by physical form alone but is felt in shared community, unexpected inspiration, and meaningful human interaction, Mitsui Fudosan remains a pathfinder, passionately translating vision into reality.
Zyon Grand is jointly developed by renowned developers, CDL and Mitsui Fudosan Group, in collaboration with world class architects, Nikken Sekkei and ADDP Architects.
There are two 62-storey towers, in an iconic integrated development with restaurants (F&B), an early childhood development centre, and a supermarket. It offers a North-South Orientation with panoramic views of City, Marina Bay Sands and Sentosa.
There is direct access to Havelock MRT and only a few MRT stops to Orchard, Raffles Place and Marina Bay Financial Centre. Minutes' drive to expressways (CTE, AYE and MCE), Ion Orchard, Tiong Bahru and Robertson Quay. Close proximity to established schools, such as River Valley Primary School and SMU.
There are efficient unit layouts, comprehensive facilities and premium residential host services. Innovative provisions include an Integrated Magnetic Accessories Wall System in kitchens and bathrooms. Premium provisions are provided: Italian Caccaro Wardrobes, branded kitchen appliances and sanitary wares and fittings.
The residential component is called Zyon Grand, with the name ZYON inspired by the original spelling of Zion and conveys to its sense of place. The suffix GRAND continues the developers' distinguished lineage of iconic projects.
ZYON GALLERIA is the retail and lifestyle component of ZYON GRAND where shopping, dining, and everyday experiences are thoughtfully curated. It reinforces the development's identity as a vibrant place where residents, visitors, and the wider community can explore, connect, and linger.
The twin towers are designed to exude a timeless charm, with the fins blending the organic shapes of the Orchid, Singapore's national flower. The tall & slender towers, wrapped in the petal-like form in a composition reminiscent of the Japanese art of flower arrangement - Ikebana.
| Item | Details |
|---|---|
| Location | Zion Road (Parcel A) |
| Planning Area | Bukit Merah |
| Land Use | Residential (Non-Landed) |
| Est Site Area | 1.51 ha |
| Gross Plot Ratio | 5.6 |
| Est. Housing Units | 955 |
| Est Commercial Space | 2,400 sqm of GFA |
| Sales Agent | URA |
| Est Tender Launch Date | Dec 2023 |
| Est Public Sales | Q2 2025 |
| PARAMETERS | PROVISIONS / REQUIREMENTS |
|---|---|
| Site Area | 15,276.8 sqm (Subject to final cadastral survey) |
| Land Use / Zoning | Residential with Commercial at 1 st Storey |
| Type of Proposed Housing Development | The proposed residential development shall be for a combination of Flats and Serviced Apartments II (SA2). Condominiums and strata landed houses will not be allowed. |
| Permissible Gross Floor Area (GFA) | Overall GFA Maximum GFA: 85,551 m2 Within the Maximum Permissible GFA Minimum GFA of 54,000 m2 shall be for flats use Minimum GFA of 20,000 m2 shall be for Serviced Apartments II (SA2) Minimum GFA of 600 m2 shall be for Early Childhood Development Centre (ECDC); Minimum GFA of 1,500 m2 , but not exceeding 2,400 m2 shall be for commercial uses, comprising: a. Shop and Restaurant uses (inclusive of any Outdoor Refreshment Areas (ORAs); and b. Other complementary commercial uses as may be permitted by the Competent Authority under the Planning Act. |
| Building Height | Low-rise Zone Maximum 4 storeys fronting Havelock Road, subject to LTA’s loading provision Minimum 1 storey Building Edge along Havelock Road High-Rise Zone 1 Maximum 36 storeys High-Rise Zone 2 Up to the technical height control of a maximum of 240.0m SHD |
Tender outcome reflects recognition of current market conditions, need to push out fresh supply
16 April 2024
THE Urban Redevelopment Authority (URA) has awarded the two large sites put up for sale at Zion Road and Upper Thomson Road, after tenders closed on Apr 4 with single bids at lower-than-expected offers.
Zion Road (Parcel A) was awarded to a City Developments Limited-Mitsui Fudosan tie-up at its bid of S$1.1 billion or S$1,202 per square foot (psf) of gross floor area. The site is the first to be released for sale in the government’s pilot project for long-stay serviced apartments, a new rental category designed to address a supply crunch that sent housing rents shooting up in the last few years.
The Upper Thomson Road (Parcel B) plot went to a GuocoLand-Hong Leong group joint venture at its bid of S$779.6 million or S$905 psf of gross floor area. The parcel is near a new cluster of private housing projects coming up in the Lentor Hills precinct, where six plots have been sold so far and five projects launched.
16 April 2024
The Urban Redevelopment Authority (URA) has awarded the tender for the site at Zion Road (Parcel A) to CDL-MFA Vega Property Pte. Ltd. and CDL-MFA Altair Property Pte. Ltd., and the tender for the site at Upper Thomson Road (Parcel B) to GuocoLand (Singapore) Pte. Ltd. and Intrepid Investments Pte. Ltd.
The tenders for these sites were launched on 4 December 2023 and closed on 4 April 2024. The sites were offered for sale on 99-year lease terms.
Details of the awarded sites and the successful tenderers are provided below:
| LOCATION | ALLOWABLE DEVELOPMENT | SITE AREA | MAXIMUM PERMISSIBLE GROSS FLOOR AREA (GFA) | SUCCESSFUL TENDERER | TENDERED PRICE ($PSM of GFA) | TENDERED PRICE ($PSF of GFA) |
|---|---|---|---|---|---|---|
| Zion Road (Parcel A) | Residential with Commercial at 1st Storey | 15,277.9 m² | 85,557 m² * | CDL-MFA Vega Property Pte. Ltd. and CDL-MFA Altair Property Pte. Ltd. | $1,106,888,000.00 ($12,937.43) | $1,201.9 PSF of GFA |
| Upper Thomson Road (Parcel B) | Residential | 32,023.7 m² | 80,060 m² | GuocoLand (Singapore) Pte. Ltd. and Intrepid Investments Pte. Ltd. | $779,555,000.00 ($9,737.13) | $904.6 PSF of GFA |
Bid is also 30.6 per cent lower than cost of the last state land plot sold in River Valley area
4 April 2024
A CITY Developments Ltd (CDL) joint venture placed the sole bid in a state land tender for a residential plot in Zion Road, which will be the first of its kind to pilot a new category of long-stay serviced apartments.
The consortium made a S$1.1 billion bid for the site, which sits on the fringe of the prime River Valley residential district and close to Orchard Road.
The bid of S$1,202 per square foot (psf) per plot ratio (ppr) fell below the S$1,300 to S$1,700 psf ppr that most analysts polled by The Business Times expected. They had expected to see between one and three bids.
4 April 2024
The Urban Redevelopment Authority (URA) closed the tender for the two sites at Zion Road (Parcel A) and Upper Thomson Road (Parcel B) today.
The public tender for the two sites at Zion Road (Parcel A) and Upper Thomson Road (Parcel B) was launched on 04 December 2023.
LAND PARCEL AT ZION ROAD (PARCEL A)
ALLOWABLE DEVELOPMENT : RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
SITE AREA : 15,277.9 m²
MAXIMUM PERMISSIBLE GFA : 85,557 m² *
DATE OF LAUNCH : 4 DECEMBER 2023
DATE TENDER CLOSED : 4 APRIL 2024
LEASE PERIOD : 99 YEARS
| RANKING | NAME OF TENDERER | TENDERED SALE PRICE ($) | TENDERED SALE PRICE IN $PSM OF GFA |
|---|---|---|---|
| 1 | CDL-MFA Vega Property Pte. Ltd. and CDL-MFA Altair Property Pte. Ltd. | 1,106,888,000.00 | 12,937.43 |
21 Jun 2023
Land supply for private housing has been further beefed up for the second half of 2023, taking the total confirmed supply for the year to its highest in a decade.
In all, the eight sites on the confirmed list of the Government Land Sales (GLS) programme announced on Wednesday will yield about 5,160 private residential units, including 560 executive condominium (EC) units, and 4,900 sq m gross floor area (GFA) of commercial space.
