The Hougang Central GLS land plot was released directly into the Confirmed List as part of the 1H2025 Government Land Sales (GLS) Programme.
This is a mixed commercial and residential land plot, and enjoys the unique advantage of being directly on top of Hougang MRT Station, which is set to become an interchange, with the Hougang Station being on both the North-East MRT Line and Cross-Island Line.
The Hougang Central GLS land plot was released directly into the Confirmed List as part of the 1H2025 Government Land Sales (GLS) Programme.
The land plot specifications are as follows:
The Hougang Central GLS Land plot is a mixed commercial and residential land plot, with a very large commercial space and is also located directly on top of Hougang MRT Station.
| Parameters | Description |
|---|---|
| Site Area | 46,898 sqm (subject to cadastral survey) |
| Land Use / Zoning | Commercial and Residential |
| Type of Proposed Development | Mixed Use Development (Commercial and Residential, integrated with Bus Interchange and Town Plaza) |
| Gross Plot Ratio (GPR) | 2.5 |
| Permissible Gross Floor Area (GFA) | Maximum GFA: 117,245 sqm Minimum GFA: 105,521 sqm Minimum 70,805 sqm GFA shall be for residential use. In addition to residential use, the following uses are to be provided: (i) Minimum 6,500 sqm GFA shall be for Bus Interchange (inclusive of 400 sqm for commercial use in the concourse); (ii) Maximum 39,940 sqm GFA shall be for commercial use, provided that: (a) Minimum 1,000 sqm (net floor area) shall be for Supermarket; and (b) Minimum 500 sqm (net floor area) shall be for Food Court. (c) 600 sqm GFA for F&B in the Town Plaza; (d) Minimum 1,000 sqm GFA shall be for Office use (e) The remainder of the GFA may be put to other commercial uses, such as office, medical clinic, gym and recreation/entertainment uses, etc. if permitted by the Competent Authority under the Planning Act 1998. For the avoidance of doubt, the Successful Tenderer shall be responsible for obtaining the necessary permit(s) for the aforementioned commercial uses. Airspace area of 4,000 sqm shall be for Town Plaza |
| Building Height (maximum) | Subject to a technical height control of 64m Singapore Height Datum (SHD). |
Credit : Streetdirectory.com
Credit : Streetdirectory.com
The Hougang Central GLS land plot offers a massive 40,000 sqm of commercial space, and is also located close to many amenities including :
The location for Hougang Central GLS is estimated to fall within 1km of the following Primary Schools.
However this is pending final confirmation nearing to the launch of Public Sales for this land plot.
Located in the northeast region of Singapore, Hougang is known for its rich history of Teochew settlements and religious institutions located at the end of Sungei Serangoon and along Upper Serangoon Road. Following its urbanisation and development in the late 1970s, Hougang has transformed into a vibrant town that offers a wide range of commercial, community and recreational amenities for its residents. Till today, waterbodies within and around Hougang, as well as the heritage corridor of Upper Serangoon Road, continue to be significant features of the town.
Hougang was one of the three towns and estates selected to undergo the Remaking Our Heartland (ROH) programme in 2011. To realise the vision of “Colours of Hougang”, the ROH proposals for Hougang focused on 3 key strategies: revitalising the town centre, celebrating the heritage of Upper Serangoon Road, and improving and linking the canals and rivers.
Under the ROH initiative for Hougang town, the rejuvenation of the Town Centre, i.e. “Our Town Centre”, is one of the key proposals. The Town Centre will be revitalised with new facilities including this Land Parcel, i.e. a mixed-use development comprising a commercial and residential development, which is envisioned to be well-integrated with the existing Hougang North-East Line (NEL) and future Cross Island Line (CRL) MRT station, a new bus interchange, and a town plaza, to create a vibrant hub and facilitate seamless connectivity for the commuters and residents in Hougang town.
The Land Parcel at Hougang Avenue 10/ Hougang Central with a site area of 46,898 sqm shall be for Mixed Use Development comprising of a Commercial and Residential [Flats (Serviced Apartments and Condominium are not allowed)] Development integrated with a Bus Interchange and a Town Plaza.
The Land is zoned ‘Commercial and Residential’ and shall be developed for a mixed use development comprising of a commercial and residential development integrated with a Bus Interchange.
Based on the site area of 46,898 sqm, the permissible Gross Plot Ratio (GPR) should not exceed 2.5*. The total GFA shall be computed in accordance with Urban Redevelopment Authority’s (URA) Development Control Guidelines.
*Indicated for information of the Tenderer only.
The permissible total GFA for the development shall not exceed 117,245 sqm and not be less than 105,521 sqm. The Successful Tenderer is required to comply with the following:
18 Jan 2026
Under the joint development, CICT (CapitaLand Integrated Commercial Trust) will develop and own 100 per cent of the commercial component, while CLD (CapitaLand Development ) and UOL, in a 50-50 joint venture, will develop the residential component for sale.
14 Jan 2026
The Housing & Development Board (HDB), as the Government’s land sales agent, launched the land parcel at Hougang Avenue 10/ Hougang Central on 29 May 2025.
The details of the land parcel are as follows:
| Proposed Development | Mixed Use development comprising a Commercial and Residential development integrated with a Bus Interchange |
| Location | Hougang Avenue 10/ Hougang Central |
| Site Area | 46,899.4 sq m |
| Maximum GFA | 118,268 sq m |
| Maximum Building Height | 64m Singapore Height Datum (SHD) |
| Estimated No. of Housing Units | 835* |
| Lease Term | 99 |
| Project Completion Period | 84 months from the date of acceptance of tender |
*Actual number of housing units proposed by developer may vary.
The site has been awarded to Horizon Residential Pte. Ltd. and Horizon Commercial Trustee Pte. Ltd. (as trustee of Horizon Commercial Trust) at the tender price of $1,500,738,338 on 14 January 2026.
Based on the land rate, analysts expect the new homes to be priced at S$2,500 to S$2,600 psf or even higher
16 Dec 2025
A large mixed-use site in Hougang Central drew three bids when its tender closed on Tuesday (Dec 16), with a joint venture between CapitaLand and UOL group companies putting in the top bid of S$1.5 billion or S$1,179 per square foot per plot (psf ppr) ratio.
16 Dec 2025
A large mixed-use site in Hougang Central drew three bids when its tender closed on Dec 16, with a joint venture between CapitaLand and UOL Group companies putting in the top bid of $1.5 billion or $1,179 per sq ft per plot (psf ppr) ratio.
Bids came in above analysts’ expectations of $800 to $1,000 psf ppr for the 4.7ha site that will house an integrated project with 835 residential units and over 430,000 sq ft of commercial space – nearly double the size of Hougang Mall.
16 Dec 2025
The Housing & Development Board (HDB), as the Government’s land sales agent, launched the land parcel at Hougang Avenue 10/ Hougang Central for sale by public tender on 29 May 2025.
The details of the land parcel are as follows:
| Proposed Development | Mixed Use development comprising a Commercial and Residential development integrated with a Bus Interchange |
| Location | Hougang Avenue 10/ Hougang Central |
| Site Area | 46,899.4 sq m |
| Maximum GFA | 118,268 sq m (1,273,026 sqft) |
| Maximum Building Height | 64m Singapore Height Datum (SHD) |
| Estimated No. of Housing Units | 835* |
| Lease Term | 99 |
| Project Completion Period | 84 months from the date of acceptance of tender |
| S/N | Name of Tenderer | Tender Price | $psm/GFA | $psf ppr |
|---|---|---|---|---|
| 1 | Horizon Residential Pte. Ltd. and Horizon Commercial Trustee Pte. Ltd. (as trustee of Horizon Commercial Trust) | $1,500,738,338 | $12,689.30 | $1,179 |
| 2 | Sim Lian Land Pte Ltd & Sim Lian Development Pte Ltd | $1,470,500,000 | $12,433.63 | $1,155 |
| 3 | Phoenix Property 1 Pte. Ltd. and Phoenix Property 2 Pte. Ltd. (as trustee-manager of Phoenix Mall Trust) | $1,400,969,888 | $11,845.72 | $1,100 |
Top bid of S$600-700 psf ppr expected for EC plot; Hougang plot, with allowable GFA of over 1 million sq ft, could fetch top bid of S$800-900 psf ppr
29 May 2025
The government released two plots for housing in Sembawang and Hougang for tender on Thursday (May 29), to yield a total of some 1,100 new homes.
The site is directly above Hougang MRT station and will yield about 40,000 sq m of commercial space – nearly double Hougang Mall’s gross floor area of around 21,000 sq m, said Chu.
He added that the Urban Redevelopment Authority’s master plan points to more housing in Hougang, with two nearby plots zoned for residential use, which can support future retail demand.
29 May 2024
The Housing & Development Board (HDB), as the Government’s land sales agent, has launched an Executive Condominium site at Sembawang Road and a mixed commercial/ residential site at Hougang Avenue 10/ Hougang Central for sale by public tender today. These sites are being offered under the Confirmed List of first half 2025 (1H2025) Government Land Sales (GLS) Programme and can potentially yield about 1,100 residential units in total.
| Location | Sembawang Road EC | Hougang Avenue 10/ Hougang Central |
| Site Area | 18,968 m2 | 46,898 m2 |
| Land Use Zoning | Residential (Executive Condominium) | Commercial and Residential |
| Maximum Gross Floor Area (GFA) | 26,556 m2 | 117,245 m2 |
| Maximum Building Height | 40m – 45m SHD | 64m SHD |
| Estimated Number of Housing Units | 265 | 835 |
| Lease Period | 99 years | 99 years |
(1) Final site area is subject to cadastral survey.
(2) Building height is based on Singapore Height Datum (SHD).
(3) Actual number of housing units proposed by developer may vary.
30 Oct 2024
A commercial and residential development with a bus interchange is being planned for a large vacant site above Hougang MRT station, while sites for new homes are being prepared across Singapore in areas such as Mount Pleasant, Newton and Lakeside.
The Hougang development will support demand for homes in the area and allow residents to benefit from the upcoming transport node and new commercial amenities, said the Urban Redevelopment Authority (URA) in a note accompanying a proposed amendment to the agency’s Master Plan 2019 that was published on Oct 28.
Credit : Streetdirectory.com
6 Dec 2024
The Government has announced the GLS Programme for 1H2025. Comprising ten Confirmed List sites and nine Reserve List sites, the 1H2025 GLS Programme can yield about 8,505 private residential units, 242,900 sqm gross floor area (GFA) of commercial space and 530 hotel rooms.
The Confirmed List, which comprises nine private residential sites (including three EC sites) and one commercial & residential site, can collectively yield about 5,030 private residential units (including 980 EC units) and 43,000 sqm GFA of commercial space.
The Reserve List includes four private residential sites, one commercial site, three White sites and one hotel site, which can potentially yield an additional 3,475 private residential units, 199,900 sqm GFA of commercial space and 530 hotel rooms.
| S/N | Location | Site Area (ha) | Proposed GPR | Est. no. of Residential Units (1) | Est Commercial Space (m2) | Est Launch Date | Sales Agent |
| Confirmed List | |||||||
| Residential Sites | |||||||
| 1 | Senja Close (EC) (2) | 1.01 | 3.0 | 295 | 0 | Mar-2025 | HDB |
| 2 | Woodlands Drive 17 (EC) (2) | 2.52 | 1.7 | 420 | 0 | Apr-2025 | HDB |
| 3 | Lakeside Drive (3)(4) | 1.39 | 3.6 | 575 | 1,000 | Apr-2025 | URA |
| 4 | Dunearn Road (3)(5) | 1.34 | 2.4 | 370 | 0 | Apr-2025 | URA |
| 5 | Chuan Grove (2)(3) | 1.45 | 3.0 | 505 | 0 | May-2025 | URA |
| 6 | Sembawang Road (EC) (3) | 1.90 | 1.4 | 265 | 0 | May-2025 | HDB |
| 7 | Upper Thomson Road (Parcel A) (6) | 2.44 | 2.2 | 595 | 2,000 | Jun-2025 | URA |
| 8 | Dorset Road (3) | 1.05 | 3.5 | 430 | 0 | Jun-2025 | URA |
| 9 | Telok Blangah Road (3)(5) | 1.36 | 4.7 | 740 | 0 | Jun-2025 | URA |
| Commercial & Residential Sites | |||||||
| 10 | Hougang Central (3)(7) | 4.68 | 2.5 | 835 | 40,000 | May-2025 | HDB |
| Total (Confirmed List) | 5,030 | 43,000 | |||||
| S/N | Location | Site Area (ha) | Proposed GPR | Est. no. of Residential Units (1) | Est. Hotel Rooms | Est Commercial Space (m2) | Est Available Date (16) | Sales Agent |
| Reserve List | ||||||||
| Residential Sites | ||||||||
| 1 | Marina Gardens Lane (Plot 2) (8) | 0.60 | 5.6 | 390 | 0 | 150 | Available | URA |
| 2 | Holland Plain (9) | 1.57 | 1.8 | 280 | 0 | 0 | Available | URA |
| 3 | Media Circle (Plot 2) (10) | 0.57 | 4.2 | 520 | 0 | 400 | Available | URA |
| 4 | River Valley Green (Parcel C) | 1.15 | 3.5 | 470 | 0 | 0 | Available | URA |
| Commercial Sites | ||||||||
| 5 | Punggol Walk (11) | 1.00 | 1.4 | 0 | 0 | 13,350 | Available | URA |
| White Sites | ||||||||
| 6 | Marina Gardens Crescent (12) | 1.73 | 4.2 | 775 | 0 | 6,000 | Available | URA |
| 7 | Jurong Lake District (13) | 6.47 | - | 600 | 0 | 100,000 | Available | URA |
| 8 | Woodlands Avenue 2 (14) | 2.75 | 4.2 | 440 | 0 | 78,000 | Available | URA |
| Hotel Sites | ||||||||
| 9 | River Valley Road (15) | 1.02 | 2.8 | 0 | 530 | 2,000 | Available | URA |
| Total (Reserve List) | 3,475 | 530 | 199,900 | |||||
| Total (Confirmed List and Reserve List) | 8,505 | 530 | 242,900 | |||||