Singapore's 11 New Sites in 2H2025: What to Buy and Avoid
- Government land sale sites signal where future launches and supply will appear.
- Location, plot size and surrounding demand determine which future launches are attractive.
- Some sites suit buyers; others signal areas to avoid overpaying in.
The Government Land Sales (GLS) programme has released new sites offering a combined potential of nearly 9,200 private residential units (including ECs), plus commercial and hotel space — the highest total supply since 2014. Here's my take on which to watch and which to avoid.
The 11 New Sites in 2H2025
| Location | Approx. Units | Timeline | My Take |
|---|---|---|---|
| Dunearn Road | 335 | Q4 2025 | Top pick |
| Bukit Timah Road | 340 | Q3 2025 | High potential |
| Tanjong Rhu Road | 525 | Q4 2025 | Risky |
| Kallang Avenue | 450 | Q4 2025 | Caution advised |
| Dover Road | 625 + retail | Q4 2025 | Mixed bag |
| Bedok Rise | 380 | Q3 2025 | Underrated gem |
| Woodlands Drive 17 (EC) | 560 | Q4 2025 | EC — limited scope |
| Dairy Farm Walk | 500 | Q4 2025 | Nature-backed value |
| Lentor Central | 580 | Q4 2025 | Saturated market |
| Miltonia Close (EC) | 430 | Q4 2025 | Quiet / far |
| Upper Thomson Road | ~300 | 2025 | Small but strong |
Dunearn Road — my top choice for long-term growth
Prime Bukit Timah (D10), land ~$1,410 psf ppr, expected launch $2,900–$3,200 psf (Frasers, Sekisui, CSC Land). Walk to Tan Kah Kee and Sixth Avenue MRT; within 1km of Nanyang Girls', Hwa Chong and Raffles Girls' Primary; part of the Bukit Timah Turf City transformation. A smart buy — great location, top schools, limited supply and a transformation story.
Bukit Timah Road — a quiet winner
Low-density, high-value D10, ~340 units, Q3 2025, close to Sixth Avenue MRT. Very limited supply; nearby freehold launches (Wilshire Residences, Mayfair Gardens) have averaged ~$2,500–$2,800 psf. A rare chance to enter a tightly held area with low competition — buy now, thank yourself later.
Tanjong Rhu Road — only if priced low
Good D15 address (~525 units), near the upcoming Tanjong Rhu MRT and the Sports Hub, but expected prices above $2,600 psf with little product differentiation. Buy only if it comes in under $2,500 psf; otherwise more a lifestyle buy than an investment play.
Kallang Avenue — skip unless something changes
D12, ~450 units, close to Kallang, Lavender and Nicoll Highway — but too many nearby projects and high future supply mean price pressure and slower growth. Too risky for first-time investors.
Dover Road — be careful
D5, ~625 units plus retail, near top schools and Dover MRT, but may launch above $2,500 psf with soft rental demand (many students, fewer high-paying tenants) and heavy competition from One-North and Holland. Better for own-stay than investment.
Bedok Rise — a solid East-side choice
D16, ~380 units, 5–7 min to Tanah Merah MRT (direct to Changi and city), near Anglican High and Temasek Primary, with direct trains to Changi Business Park. Under $2,200 psf offers real value versus nearby resale at $1,900–$2,000; expected rents $4.50–$5.00 psf. Buy — underpriced for the area.
Others in Brief
Woodlands Drive 17 (EC) — good for own-stay, weak for returns (far north, ~$3.00–$3.50 psf rents). Dairy Farm Walk — a lifestyle play near Hillview MRT and the Rail Corridor; fair at or below $2,100 psf. Lentor Central — avoid unless you have personal reasons; oversupply from five-plus recent launches. Miltonia Close (EC) — skip unless you love Yishun; no direct MRT walk. Upper Thomson Road — small but strong; buy if launch stays below $2,400 psf, near Upper Thomson MRT and MacRitchie.
In every launch, the best stacks go first — and the rare CCR sites here won't come around again for years.