Dunearn Road GLS: Plymouth Avenue site open for application

The newest Dunearn Road GLS site, at Plymouth Avenue/Dunearn Road, became available for application on 27 October 2026. The Urban Redevelopment Authority (URA) put it on the Reserve List of its second-half 2026 programme, so it goes to tender only if developers apply with a minimum price the Government finds acceptable. URA's site page (last updated 27 October 2026) gives 11,387.4 sqm of land, a maximum gross floor area (GFA) of 23,914 sqm and an estimated 250 homes on a 99-year lease.

For a buyer, nothing is on sale and no date is set: no developer, price or project name, possibly for months. This guide sets out what URA has confirmed, how the site differs from the two Dunearn Road sites URA has already sold, and what to watch.

Is this the Raffles Town Club land?

Probably, on our reading, but no URA page we opened says so. The 2026 site page and release name only Plymouth Avenue and Dunearn Road. URA's 2023 release described the land occupied by the club at 1 Plymouth Avenue, "in close proximity to the Stevens MRT interchange", which the club would be required to return to the State when its lease expired on 17 October 2026. Ten days after that date URA released a residential site named Plymouth Avenue/Dunearn Road. Linking the two is our reading of the road name, the timing and the residential use.

Even on that reading, we cannot say whether the parcel covers all of the club's land or only part of it, because we could not open URA's site map or the release's annex. We also could not open the club's website, so this guide says nothing about the club's operations.

How does a Reserve List site get sold?

Only when a developer starts it. URA's Reserve List procedure (last updated 27 October 2026) sets the steps:

1. A developer buys the eDeveloper's Packet (S$185.30 with GST) and hands in a sealed form stating its minimum bid. There is no application fee.
2. URA's Reserve List FAQ (last updated 6 August 2026) says the bid is compared with a Reserve Price, which is 85% of the Chief Valuer's estimated market value. The valuer sets that figure without seeing the developer's number.
3. If accepted, the developer has two weeks to sign an agreement to bid at least that minimum price and pay a deposit of 3% of it, capped at S$5 million. The deposit is forfeited if it then fails to bid, bids invalidly or bids below its own minimum.
4. URA announces the activation without naming the applicant; the FAQ says only the minimum price is made public. A public tender follows, where the applicant may bid higher and others can outbid it.

The Government may also launch a site when more than one unrelated party offers a minimum price close to the Reserve Price "within a reasonable period"; the FAQ puts that period at six months.

Waits can be long. Marina Gardens Crescent joined the Reserve List after its sole tender bid was judged too low (8 February 2024 release) and was still available for application on 28 October 2026. The 1H2025 programme release of 6 December 2024 records the counter-example: a Reserve List site at Zion Road (Parcel B) "activated and sold in August 2024".

Which Dunearn Road GLS site is which?

"Dunearn Road GLS" can mean any of three sites:

• Dunearn Road, 1H2025 (sold): launched on the Confirmed List on 8 April 2025 for about 380 homes, per URA's launch release, and zoned residential. Awarded on 3 July 2025 to CSC Land Group (Singapore), Sekisui House and Frasers Property Phoenix II for S$491,454,208, or S$15,177.24 per sqm of GFA, on 13,491.9 sqm of land and 32,381 sqm of GFA (award release). URA's 6 December 2024 programme release said its sale would "kickstart the longer-term rejuvenation of Bukit Timah Turf City".
• Dunearn Road, 2H2025 (sold): launched on 8 December 2025 for about 330 homes, zoned residential with commercial at the first storey (launch release). Awarded on 4 May 2026 to Winrich Investment and Metrobilt Construction for S$532,999,999, or S$17,490.32 per sqm of GFA, on 19,045.9 sqm and 30,474 sqm of GFA (award release). No URA page we read places it on a map.
• Plymouth Avenue/Dunearn Road, 2H2026 (not launched): 11,387.4 sqm, 23,914 sqm of GFA, about 250 homes: the smallest of the three. If it is on the club's land, URA's 2023 release places that land near the Stevens MRT interchange; no URA text we read ties it to Turf City.

Per square foot of permitted floor area (psf ppr), the sold sites went for about S$1,410 and S$1,625 (our conversion, at 1 sqm = 10.7639 sq ft). Our comparison of 2026 GLS awards sets the second against this year's other results.

What could the Plymouth Avenue site cost a developer?

No one knows until there is a minimum price. An illustrative calculation, not a forecast:

• At the 2025 Dunearn Road rate (S$15,177.24 psm), 23,914 sqm would cost about S$362.95 million, or about S$1.45 million of land for each of 250 homes.
• At the 2026 Dunearn Road rate (S$17,490.32 psm), about S$418.26 million, or about S$1.67 million a home.
• The deposit in either case would be S$5 million, not 3%. The cap binds above a minimum price of about S$166.7 million (about S$647 psf ppr on this GFA), far below either Dunearn Road award.

The GFA includes up to 2,500 sqm of shops, so land per home is a rough guide, and a tender can land well above a minimum price.

How many homes, and why 250?

URA estimates 250 and says the developer's count "may vary". Outside the Central Area, URA's 2022 circular caps homes by dividing GFA by 85 sqm, or by 100 sqm in nine identified areas. URA's dwelling unit guidelines (last updated 7 June 2026) count only the residential GFA of a mixed development. If the full 2,500 sqm of shops is built, 21,414 sqm remains for homes, and 21,414 divided by 85 is about 252, close to URA's 250. Divided by 100 it would be about 214. That suggests, but does not prove, that the general rule applies and URA assumed the full shop allowance; we could not check URA's maps of the Central Area and the nine areas. The same guidelines also require at least 20% of homes to be 100 sqm or more, so at least 50 larger units on 250.

What should a buyer near Stevens or Bukit Timah do now?

1. Keep the three sites apart in your notes. Two have developers; this one does not.
2. Watch URA's media page for an activation announcement. URA announces a successful application publicly, and its FAQ says the minimum price is made known; that, not a rumour, is the signal. Our 2H 2026 GLS tender calendar tracks the schedule, and our Chuan Grove guide covers the Reserve List site released the same day.
3. If it goes to tender, note the closing date, the number of bids and the top bid, converted to psf ppr with our sqm to sq ft converter.
4. Price nearby resale and new homes from caveats, not brochures, using our guide to URA caveat search.
5. Before paying any booking fee for a future project here, check the developer's licence on URA's housing developers page (last updated 28 October 2026), as our guide to what a developer must have first explains.

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