De Souza Avenue GLS site: URA's launch due in November

The De Souza Avenue GLS site is due to be launched for tender in November 2026. The Urban Redevelopment Authority (URA) lists it on its Current GLS Sites page (last updated 15 October 2026) as a 2.22 ha residential site on its Confirmed List, at a gross plot ratio of 1.6. URA marks November as an estimate and says detailed sales conditions come only when the site is launched.

It is the second De Souza Avenue site in just over two years: URA sold a 1.92 ha parcel on the same road, at the same plot ratio, in August 2024. The useful questions now are how many homes this land could hold, what the last sale cost and when bids could be known. No developer, project, price or sales date exists yet, and this page does not predict one.

What has URA confirmed about the De Souza Avenue site?

Only the basics. A Confirmed List site is launched on a pre-determined date and most are sold by tender, URA's land sales procedure page (last updated 25 June 2026) explains; unlike a Reserve List site, it does not wait for a developer to apply. The site's map link did not load for us, and the programme appendix with URA's estimate of homes per site sits on a download host that refused our connection. So we do not quote URA's unit estimate or place the site beyond the road name: none of the URA pages we opened names a neighbourhood or MRT station for it.

The launch should fill those gaps. For Orchard Boulevard, launched in August, URA's site page gives the site area, maximum GFA, an "Estimated Number of Housing Units" ("Actual number of housing units provided by the developer may vary"), the 99-year lease, the closing date and location plans. Bidders buy the full conditions in an eDeveloper's Packet for S$185.30 including GST.

How many homes could the De Souza Avenue site hold?

At most about 355 to 417 on our arithmetic, depending on which size rule applies; a developer may build fewer, larger homes:

1. Floor area: 22,200 sqm at a plot ratio of 1.6 gives 35,520 sqm. Because URA rounds the area to 2.22 ha, the true figure could be about 80 sqm either side.
2. The general cap: outside the Central Area, URA's 2022 circular on dwelling units says the maximum number of homes is the GFA divided by 85 sqm. 35,520 divided by 85 is 417.9, so at most about 417.
3. The stricter cap: in "nine identified areas", the same circular divides by 100 sqm instead, because new developments there "will likely pose a severe strain on the local infrastructure". That would allow about 355. URA's maps of those areas did not open for us, so we cannot say whether De Souza Avenue falls in one; East Coast Road's site page stated its own 100 sqm stipulation directly, and this one should too.
4. The size mix: URA's dwelling unit guidelines (last updated 7 June 2026) also require at least 20% of homes with a nett internal area of at least 100 sqm, and at most 20% of 50 sqm or less. On 417 homes, that means at least 84 large units.

A cross-check: the 2024 site's 30,793 sqm of GFA on 19,245.4 sqm of land is a plot ratio of 1.6, or at most 362 homes at 85 sqm. The 2026 parcel is about 15% larger.

What did the 2024 De Souza Avenue site sell for?

URA's own releases give the full timeline:

1. Released 16 April 2024 under the first half 2024 Confirmed List, together with Canberra Crescent; the release put the two sites at about 730 homes in total.
2. Tender closed 18 July 2024, after 93 days, with a closing release that "is not an announcement of tender award".
3. Awarded 7 August 2024, 20 days later, to the highest tenderer, SL Capital (8) Pte Ltd: S$278,900,000, or S$9,057.25 per sqm of GFA. Divided by 10.7639, that is about S$841 per sq ft of permitted floor area (psf ppr).

Every priced URA award in 2026 up to 26 October has cost more than that. They run from about S$962 psf ppr at Dairy Farm Walk (28 January, a plot ratio of 1.4 by our division of URA's figures) to S$1,865 at Peck Hay Road (16 June). The middle of those 13 priced awards is Berlayar Drive at S$1,515; our comparison of 2026 GLS awards lists them all.

An illustrative calculation, not a forecast. If the top De Souza Avenue bid landed at one of these rates on 35,520 sqm:

• At the 2024 neighbour's S$9,057.25 per sqm: about S$321.7 million, or about S$771,000 of land per home across 417 homes.
• At Dairy Farm Walk's S$10,358.55 per sqm: about S$367.9 million, or about S$882,000 per home.
• At Berlayar Drive's S$16,307.46 per sqm: about S$579.2 million, or about S$1.39 million per home.

Land is one cost among several, and these are different sites at different times. A real bid could fall outside this range, and URA's site pages reserve the right to reject the highest or any tender.

When could the De Souza Avenue tender close?

Not until URA sets a date at launch. Recent tender windows give a range: 57 days at Dairy Farm Walk (26 November 2025 to 22 January 2026), 65 days at East Coast Road (29 September to 3 December 2026), 77 days at Orchard Boulevard (13 August to 29 October 2026, per its launch release) and 93 days for the 2024 De Souza Avenue site. A November launch with a window in that range would close between about late December 2026 and early March 2027 (our arithmetic). Of these four, the two already awarded were awarded 6 days (Dairy Farm Walk) and 20 days (De Souza Avenue in 2024) after closing.

What should a buyer do now?

Give the site a page in your new launch research file, then:

1. In November, check URA's Sites For Tender page. When De Souza Avenue appears, note the maximum GFA, the estimated homes, any size stipulation and the closing date; our 2H 2026 GLS tender calendar tracks the schedule.
2. On closing day, note the number of bids and the top two, converted to psf ppr with our sqm to sq ft converter.
3. Wait for the award before naming a developer or a project.
4. When a project is announced, check the developer's licence on URA's housing developers page (last updated 19 October 2026). A site launched on or after 22 May 2026 falls under URA's land sales disqualification and sales suspension framework, which on 26 October listed no disqualified developer. Our guide to what a developer must have before you pay a booking fee covers the rest.
5. If you have young children, map primary schools from the eventual project address, not the road name, using our guide to checking primary-school distance.

Our guide to the East Coast Road GLS site shows the next stage for a launched site, and Start your research has more ways to check a project.

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