East Coast Road GLS site: tender closes 3 Dec, about 85 homes

The East Coast Road GLS site closes for tender at 12 noon on Thursday 3 December 2026, and its homes must average at least 100 sqm. That is why the Urban Redevelopment Authority (URA) expects only about 85 homes on 8,805 sqm of permitted floor area, according to URA's page for the site, last updated 29 September 2026.

For a family hoping to buy a larger home in the east, what matters now is the size rule, the timetable and what the bids will and will not tell you. No developer, project name, launch date or selling price exists yet, and this page does not predict one.

Why can the East Coast Road site have only about 85 homes?

Because URA caps the number of homes by size, not only by floor area. The plot ratio sets the floor-area ceiling: 5,503.0 sqm of land at 1.6 gives about 8,805 sqm, the maximum gross floor area (GFA) on URA's site page. At an average of at least 100 sqm, 8,805 sqm divides into at most 88 homes (our arithmetic). URA's estimate is 85, which works out to about 103.6 sqm, or roughly 1,115 sq ft, of floor area per home; its page does not explain the gap.

The 100 sqm figure comes from URA's planning rules. Its guidelines on dwelling units (last updated 7 June 2026) set a formula for the maximum number of homes in flats and condominiums outside the Central Area, and a stricter one for estates where URA sees "potential strain on local infrastructure from the cumulative effect of new developments". URA's 2022 circular spells out the numbers: generally GFA divided by 85 sqm, and GFA divided by 100 sqm in nine identified areas. We could not open URA's maps of those areas, so we do not say whether this site lies in one; the site page states the stipulation directly.

Two cautions before reading 100 sqm as a unit size:

1. Read it as a floor-area average, not the area on a price list. The site page does not define it, and the tender conditions that would were not available to us; set beside the 85-home estimate it reads as gross floor area per home, so do not treat it as the strata area of each unit. Our guide to reading a condo floor plan explains what the area on a sales brochure includes.
2. An average still allows smaller homes. URA's general guidelines also require, outside the Central Area, at least 20% of homes with a nett internal area of at least 100 sqm and at most 20% at 50 sqm or less. Within those limits, the developer decides the mix.

An illustrative mix, not a forecast: 20 homes of 80 sqm of floor area, 45 of 100 sqm and 20 of 130 sqm make 85 homes using 8,700 sqm, an average of about 102 sqm.

Where exactly is the site?

URA names it East Coast Road. Its location and control plans are linked from the site page, but the download host refused our connection on 24 October, so we do not pin the site to a stretch of the road. If you see it placed in Siglap, treat that as unconfirmed: none of the URA pages we opened names the neighbourhood. URA's plan should also show how the two plots sit.

What will URA publish on 3 December?

If it follows recent practice, a same-day notice listing the bids received that says it "is not an announcement of tender award", as in its Marina Gardens Lane closing release of 15 October. The award follows in a separate release. Five residential awards this year, with their closing and award dates:

1. Tanjong Rhu Road: closed 5 February, awarded 10 February.
2. Holland Plain: closed 7 May, awarded 12 May to its sole tenderer.
3. Berlayar Drive: closed 4 August, awarded 7 August.
4. New Upper Changi Road: closed 1 September, awarded 4 September.
5. Lorong Puntong / Sin Ming Avenue: closed 15 September, awarded 18 September.

Marina Gardens Lane is the exception so far: when we checked URA's media page on 24 October, nine days after it closed, no award release had appeared. These are past patterns, not commitments.

What could the land cost per home?

URA quotes bids in S$ per sqm of GFA; divide by 10.7639 for price per square foot of permitted floor area (psf ppr), or use our sqm to sq ft converter. Our comparison of 2026 GLS awards lists this year's results on that basis.

Two low-density awards bracket East Coast Road's plot ratio of 1.6. Berlayar Drive (plot ratio 1.4 by our division of URA's figures) went for S$16,307.46 per sqm of GFA, about S$1,515 psf ppr. Holland Plain (1.8) went for S$16,047.51 per sqm, about S$1,491 psf ppr.

An illustrative calculation, not a forecast. If the top East Coast Road bid landed at those rates:

• Total land price: about S$141.3 million to S$143.6 million for 8,805 sqm.
• Across URA's 85 homes: about S$1.66 million to S$1.69 million of land per home, before construction, financing and marketing.
• Without the size rule: spread over 103 homes (8,805 divided by 85 sqm), the same land would be about S$1.37 million to S$1.39 million per home.

The land rate is the same in both cases; only the size of each home differs, so a 100 sqm average means more land cost in each home, not a higher land rate. A real bid could sit well above or below these rates.

What should a buyer do now?

Give the site a page in your new launch research file and work through this:

1. Before 3 December, reopen URA's site page for any change to the conditions.
2. On 3 December, note the number of bids and the top two, converted to psf ppr.
3. Wait for the award before naming a developer.
4. When a project is announced, check the developer's licence on URA's housing developers page (last updated 19 October 2026). The site was launched after 22 May 2026, so URA's disqualification and sales suspension framework applies; on 24 October it listed no disqualified developer. Our guide to what a developer must have before you pay a booking fee covers the other checks.
5. Ask for the unit mix and strata areas and test them against your household brief, not against the 100 sqm headline.

Two more residential sites in URA's Current GLS Sites table carry an estimated launch month of November 2026: De Souza Avenue (2.22 ha, plot ratio 1.6, the same as East Coast Road) and Tanjong Rhu Close (1.23 ha, 3.5). URA marks those months as estimates, with detailed conditions to come at launch. Our 2H 2026 GLS tender calendar tracks them, and Start your research has more ways to check a project.

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