URA tender results put Chuan Grove land at $1,331 psf ppr as Serangoon site waits

The Urban Redevelopment Authority (URA) released two 99-year residential sites on 29 September 2026. East Coast Road can yield about 85 homes and goes to tender now. Serangoon North View can yield 235, but it will be sold only if a developer applies with a minimum price the Government accepts 16. The East Coast Road tender closes at noon on 3 December 2026 1.

For a household watching the east or the north-east for its next new launch, the two releases answer three practical questions. How many homes could come, how sure is the supply, and what has land nearby cost developers lately. The last one matters because land is the first big cost a developer must recover in its selling price.

The facts

URA's site details give the size, density and lease of each parcel 2. The programme table adds each site's proposed plot ratio and list 4.

The East Coast Road site carries a condition: the homes must average at least 100 sqm 2. URA's programme note gives the reason, saying the site is in an area with a traffic issue 4. Divide each site's maximum GFA by URA's estimate of homes and the difference shows. East Coast Road works out to about 104 m² of GFA per estimated home, against about 86 m² at Serangoon North View 2.

The Business Times reported that the East Coast Road site is near Siglap MRT station, is made up of two plots separated by an open drain, and is bounded by East Coast Terrace and Siglap Road 5. It also reported that the winning developer may build one project across both plots or a separate project on each, and may develop long-stay serviced apartments on one of them 5. The Serangoon North View site, the newspaper reported, sits beside the 613-unit The Garden Residences 5.

Why one site is surer than the other

The two lists work differently. A Reserve List site is launched for tender only when a developer submits an application with a minimum price acceptable to the Government 6. A Confirmed List site goes to tender on the Government's schedule 5.

So East Coast Road's 85 homes are close to certain to be sold to a developer, and the tender results will be public. Serangoon North View's 235 homes depend on a developer deciding that the site is worth triggering at a price the Government will take. Nothing in URA's releases says when, or whether, that will happen.

The two sites sit inside a large programme. The second-half 2026 Government Land Sales (GLS) programme has nine Confirmed List sites and 13 Reserve List sites, which together can yield 9,200 private homes 3. The Confirmed List alone carries 4,745 homes, including 735 executive condominium units, and the Reserve List another 4,455 3. URA said the full-year 2026 Confirmed List supply of 9,320 homes is more than 50% higher than the annual average over the past 10 years 3.

What land has cost developers at recent tenders

The best guide to what a developer may pay is what developers have just paid. URA publishes every bid at the close of each tender, in dollars per square metre of GFA 10111213141516171819. Sightlines took ten recent residential tenders, the two at Chuan Grove and eight that closed in 2026, and converted each top bid to dollars per square foot per plot ratio (psf ppr), the unit developers and buyers usually quote, by dividing by 10.7639 square feet per square metre.

Source: URA tender closing results 10 to 19; psf ppr is Sightlines' conversion.

Across the eight 2026 tenders in this table, the top bids ranged from about $1,278 psf ppr at Lentor Central to about $1,865 psf ppr at Peck Hay Road, with a median of about $1,574 1215. In total, Lentor Central's top bid was $657.1m and Peck Hay Road's $542.4m 1215. Two of the eight drew a single bid, Holland Plain and Berlayar Drive 1417. Lorong Puntong / Sin Ming Avenue drew seven 19.

Two cautions apply to this table. Land prices differ by location, plot ratio and site conditions, so a price from one site is a first-line read on another, never a valuation. And a top bid shows what one developer was willing to pay, while the number of bids shows how many others were interested. A one-bid tender says little about depth of demand.

What Chuan Grove suggests for Serangoon North View

The closest recent evidence for Serangoon North View is the pair of Chuan Grove tenders. The Business Times reported the two awarded Chuan Grove sites as part of the ample supply nearby 5. The first closed in July 2025 with seven bids and a top bid of $703.6m, about $1,376 psf ppr 10. The second closed in September 2025 with five bids and a top bid of $623.91m, about $1,331 psf ppr 11. The same joint venture of Sing Holdings Residential and Sunway Developments made the top bid both times 1011.

URA estimated the two Chuan Grove sites at about 555 and 505 homes 89. That is land for about 1,060 homes already sold to developers in the area 89. A third Chuan Grove site, 3.18 hectares at a plot ratio of 2.5, sits on the Reserve List with an estimated 935 homes and an expected availability date of October 2026 4. If both Reserve List sites were eventually triggered, they would add 1,170 homes, for 2,230 across the four sites 4892.

What would the Serangoon North View land cost at Chuan Grove's 2025 prices? This is arithmetic, not a forecast.

Sources: 21011; Sightlines calculation.

The comparison over time is also worth knowing. The Business Times reported that The Garden Residences site next door was bought in August 2017 by a Keppel Land and Wing Tai joint venture at $965 psf ppr 5. The second Chuan Grove site's top bid of about $1,331 psf ppr in 2025 was about 38% higher 511. That bid came to $623.91m for the whole site 11. These are different sites eight years apart, so the gap is a rough marker of how land values moved, not a like-for-like price change.

East Coast Road: a small site with large homes

The East Coast Road site's minimum average size of 100 sqm is the detail most likely to shape what buyers see 2. A home of 100 sqm is about 1,076 sq ft 2. At that size, every $100 psf on the selling price adds about $107,600 to the quantum 2. A household comparing it with compact units elsewhere should compare on quantum first, then psf.

For a sense of land cost, apply the most recent 2026 award in the table, New Upper Changi Road at $16,544.65 psm of GFA 18. At that rate, East Coast Road's 8,805 m² of GFA would cost about $145.7m, or about $1.71m per estimated home 218. The figure per home is higher than Serangoon North View's for two reasons: this rate is above Chuan Grove's, and each estimated home carries more floor area. This is a first-line read only. The actual bids on 3 December 2026 will replace it 1.

What the wider suburban market shows

URA's figures for the Outside Central Region (OCR) give the backdrop for suburban launches. Developers' sales there have swung widely from quarter to quarter, while resales have stayed steadier.

Source: URA private residential transactions in the OCR, data.gov.sg 20. New sales combine completed and uncompleted units.

In the four quarters to 2026-Q2, OCR new sales totalled 4,324 units against 7,522 resales 20. At the end of 2026-Q2, URA counted 5,156 unsold units with planning approval in the OCR: 35 completed, 1,171 launched but uncompleted, 1,179 not yet launched, and 2,771 without the pre-requisites for sale 21.

Prices have firmed. URA's flash estimate shows OCR non-landed prices up 2.2% in the third quarter of 2026, after a 0.1% fall in the second 22. Sale volume up to mid-September was 4,296 units, against 6,148 in the second quarter 22. Flash estimates may differ from the final figures, which URA will release on 23 October 2026 22.

Who it may suit, and who not

For a household in the north-east waiting for a new launch near Serangoon North, the honest answer is that Serangoon North View has no date. It may be triggered, or it may stay on the Reserve List, and the Chuan Grove sites are the nearer certainty 689.

For a household in the east that wants a larger new home, East Coast Road is the only site in the second-half 2026 programme table with a minimum average unit size, so its homes must average at least 100 sqm 24. That suits a family that needs space more than a buyer working to a tight quantum.

For owners of existing condos nearby, more land sales mean more future competition for buyers. Whether that matters depends on timing. Neither site has homes to sell until a developer wins it, designs a project and launches it, and URA's releases give no launch dates for the homes themselves.

What happens next

• 15 and 29 October 2026: tenders close for Marina Gardens Lane and Orchard Boulevard, two more data points for land prices 7.
• October 2026: the third Chuan Grove site is expected to become available for application 4.
• 23 October 2026: URA's full third-quarter statistics replace the flash estimate 22.
• 3 December 2026: the East Coast Road tender closes at noon, and URA will publish every bid 1.

The reusable rule for any land release is three checks. Is it Confirmed or Reserve, which tells you how sure the supply is. How many bids did nearby sites draw, which tells you how many developers want the area. And what did the nearest recent site cost per square foot of floor area, which tells you the starting point for prices. None of the three predicts a launch price, but together they show which way the pressure runs.

This is general information, not financial advice. Check the current rules with IRAS, HDB, CPF Board or your bank before you commit.