In the 2H 2025 GLS (Government Land Sales) announcement, the Kallang Avenue GLS land plot was announced directly into the Confirmed List, with a date of Dec 2025 being set for the land parcel to be released for Developer Tender.
Later in a URA announcement on 8 Dec 2025, the land plot was renamed to Kallang Close GLS.
This is a prime location plot, located near Kallang MRT Station, and beside the Kallang River.
In the 2H 2025 GLS (Government Land Sales) announcement, the Kallang Avenue GLS land plot was announced directly into the Confirmed List, with a date of Dec 2025 being set for the land parcel to be released for Developer Tender.
This is a prime location plot, located near Kallang MRT Station, and beside the Kallang River.
| PARAMETERS | PROVISIONS / REQUIREMENTS |
|---|---|
| Site Area | 11,456.8 m2 |
| Land use/ Zoning | Residential |
| Type of Proposed Housing Development | The proposed residential development shall be for Condominiums or Flats only. Serviced Apartments, Serviced Apartments II (SA2) and Strata Landed Housing will not be allowed. |
| Permissible Gross Floor Area (GFA) | Overall GFA Maximum GFA: 40,099m2 Minimum GFA: 36,090m2 An Early Childhood Development Centre with a minimum GFA of 500 m2 shall be provided within the development. |
| Building Height (maximum) | High-rise Zone Up to a maximum allowable height control of 110 m SHD. Low-rise Zone Up to a maximum of 6 storeys. Attic shall not be permitted in this zone. |
| Building Setback | The proposed development shall be designed to have a 5m building setback along Kallang Close Riverfront Promenade. |
| Building Edge | The proposed development shall be designed to have a building edge of minimum 2 storeys fronting Kallang River. |
Credit : Streetdirectory.com
The Land Parcel is bounded by Boon Keng Road and a new road named Kallang Close in Kallang Planning Area. The site is located next to Kallang Industrial Estate to the west, and Kallang River to the east.
The land parcel is part of a cluster of residential developments to be developed along the Kallang River waterfront. The site will provide connectivity to green and recreational spaces such as the Bishan2City cycling route along the river, the Kallang Alive precinct and Kallang Riverside Park to the south.
The Land Parcel is designated for a private housing development. The nearest Kallang MRT station on the East-West Line will also incorporate a new bus interchange which will developed as part of the Kallang Horizon HDB development, with amenities such as a childcare centre, shops and public space. The site is also served by bus services along Boon Keng Road. It is also well connected to major roads and expressways such as Kallang Road, Kallang Bahru, the Central Expressway (CTE) and the PanIsland Expressway (PIE).
Kallang River serves as a vital artery for the city as Singapore’s longest river. Earmarked as one of the Identity Corridors, Kallang River will be enhanced as a vibrant community corridor with lush green and blue recreational spaces.
During URA’s Identity Corridor public engagement sessions in 2025, residents and stakeholders of Kallang River supported the idea of the waterfront as a key connector for all Singaporeans. Developments fronting the river shall be designed with the waterfront as the main development frontage and shall include amenities and active uses that will serve members of the public.
In line with this vision, the cluster of residential developments along Kallang Close is envisaged as a vibrant upcoming neighbourhood with a distinctive waterfront housing typology and attractive riverfront promenade, lined with amenities and active uses that are easily accessible to the public.
The Successful Tenderer is required to provide an Early Childhood Development Centre (3) (ECDC) within the Land Parcel for a minimum of 10 years from the date of issuance of the ECDC licence. A minimum GFA of 500 m2 shall be set aside for the ECDC. The ECDC is estimated to accommodate a total capacity of 100 children. The GFA of the ECDC shall be computed as part of the maximum permissible GFA for the proposed development.
The Successful Tenderer is not allowed to strata subdivide the ECDC space and the ECDC space shall form part of the common property of the future residential development. After the initial 10-year period, the MCST may convert the ECDC space within the proposed development to other community uses, e.g. elder care centre, subject to the land use planning quantum controls specified in Condition 4.2 and approvals of ECDA, URA and relevant agencies. In the event that ECDA, URA and relevant agencies deem that the space is no longer suitable or required for other community-based uses, the space can be converted for other compatible uses, subject to the approval of the Competent Authority and the land use planning quantum controls.
The ECDC space shall be located on the same level as the Kallang Close Riverfront Promenade, ensuring natural ventilation, natural lighting and direct outdoor access, and built up to the building setback line fronting the waterfront for up to a minimum of 50% of the development frontage, as indicated in the Control Plans. This is to contribute to the positioning of the waterfront as an active space lined with supporting amenities. Part of the building setback area along the waterfront may be demarcated as age-appropriate outdoor play areas for the ECDC and shall be designed to ensure privacy while maintaining good visual transparency from the ECDC to the waterfront.
The ECDC space shall be located along the perimeter of the proposed development to facilitate easy public access. The Successful Tenderer shall provide for seamless and convenient pedestrian access from the nearest public transport node (e.g. bus stop) for parents/caregivers arriving by public transport. The Successful Tenderer shall provide a single vehicular access point for entry into the proposed development, with adequate segregation of vehicular traffic between the residents and the ECDC, i.e. separate lanes within the proposed development catering to residential and ECDC uses. The ECDC will also need to ensure sufficient queuing distance to prevent vehicular traffic tail back to public roads.
In addition to the ECDC, ancillary shops and Outdoor Refreshment Areas (ORAs) are encouraged to front Kallang River, to contribute vibrancy along the river.
Up to 0.3% of the total proposed residential gross floor area for the development (excluding bonus balcony GFA, if any) may be proposed for ancillary shops. ORAs may be provided under this 0.3% GFA allowance for ancillary shops, if any.
These uses shall be directly accessible from Kallang Close Riverfront promenade and prioritised along the south-east corner of the site to activate the planned public plaza along the riverfront promenade, as indicated in the control plans.
The proposed development is subject to specific building height controls to ensure it relates sensitively to the surrounding developments and site context. These building height controls are as set out below and as shown in the Control Plans:
a. High-Rise Zones: Maximum 110m SHD
Two high-rise zones are permitted on the north-west and south-east corners of the site, with a minimum 30m wide spacing to prevent a walllike development and ensure that wind flow is maximised from the prevailing wind directions through the site. The high-rise zone on the south-east corner is intended to facilitate a tower that will provide afternoon shade for the planned public plaza along the riverfront promenade, especially during the summer solstice period which generally sees less cloud cover during the day.
b. Low-Rise Zone: Maximum 6-storeys
The rest of the development is capped at 6-storeys, especially fronting Kallang Close Riverfront Promenade to ensure a human-scale waterfront space. Attic shall not be permitted in this zone.
PRESS COVERAGE
10 April 2026
The Urban Redevelopment Authority has awarded the tender for the site at Kallang Close to the highest tenderer, Frasers Property Phoenix Pte. Ltd. and MJR Investment Pte. Ltd.
The site at Kallang Close was launched for tender on 8 December 2025. The tender for the site closed on 7 April 2026. The site was offered for sale on a 99-year lease term.
Details of the awarded site and the successful tenderer are provided below:
LOCATION Kallang Close
ALLOWABLE DEVELOPMENT Residential
SITE AREA 11,456.3 m²
MAXIMUM PERMISSIBLE GROSS FLOOR AREA (GFA) 40,098 m²
SUCCESSFUL TENDERER Frasers Property Phoenix Pte. Ltd. and MJR Investment Pte. Ltd.
TENDERED PRICE ($PSM of GFA) $610,750,000.00 ($15,231.43)
TENDERED PRICE in $PSF of GFA : $1,415 psf ppr
PRESS COVERAGE
7 April 2026
The Urban Redevelopment Authority closed the tender for the site at Kallang Close today.
The site at Kallang Close was launched for public tender on 8 December 2025.
This is not an announcement of tender award. A decision on the award of the tender will be made after the bids have been evaluated. This will be publicised at a later date.
The above bids translates to the following in psf ppr :
PRESS COVERAGE
8 Dec 2025
1 The Urban Redevelopment Authority (URA) has released three residential1 sites at Lentor Central (Plot 4), Kallang Close2 and Dunearn Road (Plot 2) as well as a hotel site at Telok Ayer Street for sale today under the second half 2025 (2H2025) Government Land Sales (GLS) Programme.
2 The sites at Lentor Central, Kallang Close and Dunearn Road can potentially yield about 560, 470 and 330 residential units, respectively. These form part of the 4,725 residential units to be released via the Confirmed List of the 2H2025 GLS programme to cater to housing demand and maintain market stability. The hotel site at Telok Ayer Street is available for application under the Reserve List and can potentially yield 440 hotel rooms and 135 Long-stay Serviced Apartments3.
Other Details
The tender for the Lentor Central, Kallang Close and Dunearn Road sites will close at 12 noon on 3 March 2026, 7 April 2026, and 28 April 2026, respectively.
| Location (1) | Lentor Central (Plot 4) | Kallang Close | Dunearn Road (Plot 2) | Telok Ayer Street |
| Site Area (2) | 15,926.2 m2 | 11,456.8 m2 | 19,041.6 m2 | 4,187.3 m2 |
| Land Use Zoning | Residential | Residential | Residential with Commercial at 1st Storey | Hotel |
| Maximum Gross Floor Area (GFA) | 47,779 m2 | 40,099 m2(3) | 30,467 m2(4) | 29,312 m2 |
| Maximum Building Height | 109 to 117m SHD (5) Low-rise Zone: 5 storeys | 110m SHD (5) Low-rise Zone: 6 storeys | 10 storeys Low-Rise Zone: 5 storeys | 30 storeys |
| Estimated Number of Housing Units (6) | 560 | 470 | 330 | 135 (7) |
| Estimated Number of Hotel Rooms (8) | NA | NA | NA | 440 |
| Lease Period | 99 years | 99 years | 99 years | 99 years |
1The sites at Lentor Central and Kallang Close are zoned Residential, while the site at Dunearn Road is zoned Residential with Commercial at 1st Storey (See Annex A [PDF, 107kb]).
2This site was previously referred to as Kallang Avenue in the 2H2025 GLS Programme announced on 13 June 2025.
3The Telok Ayer Street site is available for application for sale as a hotel site (with a component for Long-stay Serviced Apartments (i.e. SA2) use). More information on planning guidelines for SA2 developments is available via the circular issued by URA dated 4 December 2023 – “Guidelines for Serviced Apartments II (SA2)”.
PRESS COVERAGE
13 June 2025
1 The Government has announced the GLS Programme for the second half of 2025 (2H2025). Comprising 10 Confirmed List sites and 12 Reserve List sites, the Programme can yield about 9,200 private residential units, 178,315 sqm gross floor area (GFA) of commercial space, and 880 hotel rooms.
2 The Confirmed List, which comprises 10 private residential sites, can yield 4,725 private residential units, including 990 EC units from two EC sites, and 4,515 sqm GFA of commercial space.
3 The Reserve List includes six private residential sites, one commercial site, three White sites and two hotel sites, which can potentially yield an additional 4,475 private residential units, 173,800 sqm GFA of commercial space, and 880 hotel rooms.
| S/N | Location | Site Area (ha) | Proposed GPR | Est Residential Units | Est Hotel Rooms | Est Commercial Space (sqm) | Est Launch Date | Sales Agent |
|---|---|---|---|---|---|---|---|---|
| Confirmed List | ||||||||
| Residential Sites | ||||||||
| 1 | Bukit Timah Road (2) | 0.59 | 4.9 | 340 | 0 | 0 | Aug-25 | URA |
| 2 | Bedok Rise (2) | 2.03 | 1.6 | 380 | 0 | 0 | Sep-25 | URA |
| 3 | Woodlands Drive 17 (EC) (Plot 2) (2)(3) | 2.7 | 2.1 | 560 | 0 | 0 | Oct-25 | HDB |
| 4 | Dairy Farm Walk (2) (Plot 3) | 3.06 | 1.4 | 500 | 0 | 0 | Nov-25 | URA |
| 5 | Dover Road (2)(4) | 1.35 | 4.2 | 625 | 0 | 3,000 | Nov-25 | URA |
| 6 | Tanjong Rhu Road (2)(3) | 1.23 | 3.7 | 525 | 0 | 0 | Nov-25 | URA |
| 7 | Dunearn Road (2)(5) (Plot 2) | 1.91 | 1.6 | 335 | 0 | 1,400 | Dec-25 | URA |
| 8 | Kallang Avenue (2)(6) | 1.12 | 3.5 | 450 | 0 | 115 | Dec-25 | URA |
| 9 | Lentor Central (2) (Plot 4) | 1.65 | 3 | 580 | 0 | 0 | Dec-25 | URA |
| 10 | Miltonia Close (EC) (2) | 1.54 | 2.8 | 430 | 0 | 0 | Dec-25 | HDB |
| Total (Confirmed List) | 4,725 | 0 | 4,515 | |||||
| S/N | Location | Site Area (ha) | Proposed GPR | Est Residential Units | Est Hotel Rooms | Est Commercial Space (sqm) | Est Launch Date | Sales Agent |
|---|---|---|---|---|---|---|---|---|
| Reserve List | ||||||||
| Residential Sites | ||||||||
| 1 | Holland Plain (7) | 1.57 | 1.8 | 280 | 0 | 0 | Available | URA |
| 2 | Marina Gardens Lane (8) (Plot 2) | 0.6 | 5.6 | 390 | 0 | 150 | Available | URA |
| 3 | Media Circle (9) (Plot 2) | 0.57 | 4.2 | 520 | 0 | 400 | Available | URA |
| 4 | Media Circle (Parcel B) (10) | 1 | 4.3 | 500 | 0 | 400 | Available | URA |
| 5 | River Valley Green (Parcel C) | 1.15 | 3.5 | 470 | 0 | 0 | Available | URA |
| 6 | Cross Street (2)(11) | 0.23 | 6.3 | 300 | 0 | 750 | Sep-25 | URA |
| Commercial Sites | ||||||||
| 7 | Punggol Walk (12) | 1 | 1.4 | 0 | 0 | 13,350 | Available | URA |
| White Sites | ||||||||
| 8 | Marina Gardens Crescent (13) | 1.73 | 4.2 | 775 | 0 | 6,000 | Available | URA |
| 9 | Jurong Lake District (14) | 6.47 | - | 600 | 0 | 70,000 | Available | URA |
| 10 | Woodlands Avenue 2 (15) | 2.75 | 4.2 | 440 | 0 | 78,000 | Available | URA |
| Hotel Sites | ||||||||
| 11 | River Valley Road (16) | 1.02 | 2.8 | 0 | 530 | 2,000 | Available | URA |
| 12 | Telok Ayer Street (2)(17) | 0.42 | 7 | 200 | 350 | 2,750 | Dec-25 | URA |
| Total (Reserve List) | 4,475 | 880 | 173,800 | |||||
| Total (Confirmed List and Reserve List) | 9,200 | 880 | 178,315 | |||||