GLS tender results 2026: land price per sq ft ppr compared

The GLS tender results 2026 so far, from URA’s award releases, cover 14 residential or mixed-use sale sites awarded between 28 January and 18 September 2026. Thirteen are priced per square metre of gross floor area (GFA). Converted to square feet, they run from about S$962 per sq ft ppr at Dairy Farm Walk (awarded 28 January) to S$1,865 at Peck Hay Road (16 June), and the middle of the 13 is Berlayar Drive at S$1,515.

The fourteenth, Chitty Road and Veerasamy Road, is priced per square metre of site area, so it cannot be ranked with the rest. A land price is also what a developer paid for a 99-year lease of the site. It is a cost input, not a launch price, and this page does not predict one.

This compares URA’s own award releases, first read on 3 October 2026 and rechecked on 17 October 2026, when URA had announced no later award. It covers sites URA sold: its Current GLS Sites page lists Government Land Sales sites “with URA as the sales agent”, so sites sold through other agents are not included. URA also awarded a multi-storey driving centre site at Lorong Bistari on 3 March 2026, on a 30-year lease; it is not a residential site and is left out. This is general information, not advice to buy or bid.

How do you convert URA’s price into S$ per sq ft ppr?

“psf ppr” is shorthand for land price per square foot of plot ratio, which this page takes to mean per square foot of the maximum GFA a site may carry. URA’s releases give the tendered price in S$ per sqm of GFA, so the conversion is one division. On this page, S$ per sq ft ppr means URA’s S$ per sqm of GFA divided by 10.7639, the number of square feet in a square metre.

• Peck Hay Road: URA’s release gives S$542,400,000 for a maximum GFA of 27,017 sqm, or S$20,076.25 per sqm. S$20,076.25 ÷ 10.7639 = S$1,865.15, shown as S$1,865.
• Dairy Farm Walk: URA’s release gives S$427,000,268 for 41,222 sqm, or S$10,358.55 per sqm. S$10,358.55 ÷ 10.7639 = S$962.34, shown as S$962.

We also divided each tendered price by its maximum GFA, and the result matched URA’s per-sqm figure to the cent for all 13 sites. The ranking uses unrounded values. The psf ppr entry in our new launch glossary uses the same constant. As a cross-check, CDL’s results release of 13 August 2026 quotes the same S$1,455 and S$1,865 psf ppr for Tanjong Rhu Road and Peck Hay Road.

What did each 2026 award cost per sq ft ppr?

Highest to lowest. Each line gives the award date, the tenderer as URA names it (company suffixes dropped), URA’s S$ per sqm of GFA (psm) and the converted figure.

1. Peck Hay Road, 16 June: CDL Constellation and Garden Estates; S$20,076.25 psm; S$1,865.
2. River Valley Green (Parcel C), 23 June: SMCL Haven 3 and CSC Land Group (Singapore); S$18,621.77 psm; S$1,730.
3. Dunearn Road, 4 May: Winrich Investment and Metrobilt Construction; S$17,490.32 psm; S$1,625. Residential with commercial at 1st storey.
4. Lorong Puntong / Sin Ming Avenue, 18 September: Eco World Development (S); S$17,350.26 psm; S$1,612.
5. Dover Drive, 31 March: CNQC Realty (Prime), Forsea Residence and Jianan Realty Investments (1); S$16,750.94 psm; S$1,556. Residential with commercial at 1st storey.
6. New Upper Changi Road, 4 September: United Venture Development (Daisy) and CL Sapphire; S$16,544.65 psm; S$1,537.
7. Berlayar Drive, 7 August: Intrepid Investments and GuocoLand (Singapore); S$16,307.46 psm; S$1,515.
8. Holland Plain, 12 May: Sim Lian Land and Sim Lian Development, sole tenderer; S$16,047.51 psm; S$1,491.
9. Tanjong Rhu Road, 10 February: CDL Constellation and Bedrock Ventures; S$15,661.62 psm; S$1,455.
10. Kallang Close, 10 April: Frasers Property Phoenix and MJR Investment; S$15,231.43 psm; S$1,415.
11. Bayshore Drive, 20 July: Gemini Residential and Gemini Trustee (as trustee-manager of Gemini Mall Trust); S$14,243.83 psm; S$1,323. Commercial and residential.
12. Lentor Central, 6 March: GuocoLand (Singapore), Intrepid Investments and TID Residential; S$13,753.19 psm; S$1,278.
13. Dairy Farm Walk, 28 January: ABR Holdings, LWH Holdings, Macly Capital and RP Ventures; S$10,358.55 psm; S$962.

Seven of the 13 sit between S$1,455 and S$1,625. Dairy Farm Walk is the only site below S$1,200, well under the next-lowest, Lentor Central at S$1,278.

Why is Chitty Road and Veerasamy Road left out of the ranking?

URA’s award release of 7 August 2026 prices this site per sqm of site area, not of GFA: S$35,288,000 for 3,407.0 sqm, or S$10,357.50 per sqm, with no maximum GFA given. URA’s launch release of 5 March 2026 describes 18 two-storey conserved pre-war buildings built in 1927, on a 0.34 hectare site in the Little India Historic District, to be restored and adapted for residential or long-stay serviced apartment use. Neither release mentions the Government Land Sales programme, which is a second reason to keep it apart.

The numbers invite a mistake. S$10,357.50 per sqm of site area is S$1.05 below Dairy Farm Walk’s S$10,358.55 per sqm of GFA, so both convert to about S$962 per sq ft. One is per square foot of land and the other per square foot of permitted floor area, so putting Chitty Road in the table would show a match that means nothing.

What can the ranking not tell you?

• The 13 are not all pure residential. Dover Drive and Dunearn Road are “Residential with Commercial at 1st Storey”. Bayshore Drive is “Commercial and Residential”, and URA’s launch release describes it as integrated with Bedok South MRT Station, a bus interchange and retail spaces. URA gives one price for its whole 149,398 sqm of GFA with no residential and commercial split, so S$1,323 is a blended rate, not what was paid for the homes.
• Each price is one bid on one date. Tenders closed between 22 January and 15 September 2026. Our reading, not URA’s: the dates show no steady climb or fall, and 13 sites of different types are too few to call a trend.
• Holland Plain had one bid. URA says the site went to “the sole tenderer”, so S$1,491 is one party’s offer. The text of the other award releases does not state bid counts, and this page does not give them.
• A site is not yet a project. URA names the company or consortium that took the lease. The project name, unit count and prices come later from the developer.
• Land is one cost among several. Construction, financing, taxes and the developer’s margin sit outside it, and a land rate is per square foot of a whole site’s permitted floor area while a launch price is for individual homes. For what URA’s data says about home prices, see our Q3 2026 private home price guide.

What did Sim Lian pay for Holland Plain, and is Amberwood on the same site?

URA awarded the Holland Plain site on 12 May 2026 to Sim Lian Land and Sim Lian Development as the sole tenderer, at S$454,000,000 for a maximum GFA of 28,291 sqm: S$16,047.51 per sqm, or about S$1,491 per sq ft ppr. URA’s launch release of 25 February 2026 said the site “can potentially yield about 280 residential units”.

Sim Lian’s Amberwood at Holland page lists a 212-residence project with “For Sale” in its category line and eight media headlines from EdgeProp, TheEdgeSingapore, StackedHomes, BusinessTimes and Zaobao. Six give 11 September as a preview date, and the extracts call it the first residential development in the new Holland Plain precinct. The headlines show no year; 11 September 2026 is a Friday, as one Zaobao headline says. We read only the headlines and extracts, so the preview date is media-reported, not a Sim Lian statement.

Our inference, not Sim Lian’s or URA’s: Amberwood stands on the Holland Plain site awarded in May. The page does not say which URA site the project is on; we infer the link because Sim Lian was the sole tenderer and the extracts place Amberwood in the Holland Plain precinct. Unit counts neither confirm nor rule it out: URA’s figure is a potential yield of about 280, and Amberwood has 212 residences.

If the inference holds, 12 May to 11 September 2026 is 122 days from award to preview: one data point, not a typical gap. We did not look for previews on the other 13 sites, and a preview is not a sales launch (the headlines give no launch date). For the project itself, see our Amberwood at Holland guide.

Which land sales are still to come in 2026?

URA closed the Marina Gardens Lane tender on 15 October 2026. Its closing release says it is not an announcement of tender award, and none had appeared when we checked on 17 October; our Marina Gardens Lane tender note reads that release closely. Two residential tender closes are still ahead: Orchard Boulevard at 12 noon on 29 October 2026 and East Coast Road at 12 noon on 3 December 2026. A third open tender, the White site Town Hall Link in Jurong Lake District, closes at 12 noon on 17 November 2026 and can include up to 1,200 private homes alongside at least 40,000 sqm of office space. Its price would cover office, residential and other uses, so we would not rank it with the residential awards.

URA’s Current GLS Sites page, last updated on 15 October 2026, shows Marina Gardens Lane as “Tender closed” and also lists sites with only an estimated launch month: De Souza Avenue and Tanjong Rhu Close in November 2026, and Berlayar Close and Holland Plain in December 2026. It notes that detailed sales conditions follow when a site is launched.

The only Holland Plain row on that page is 3.42 hectares with a gross plot ratio of 1.8. The site awarded in May has 15,716.9 sqm, about 1.57 hectares, so the December entry is the larger. URA’s page does not say how they relate; “a second, larger Holland Plain site” is our inference from the figures.

A tender close is not an award: URA announces the result in a separate release, which in 2026 followed the close by 3 to 10 days. For every dated close, see our GLS tender calendar for the second half of 2026. For projects already on sale, see the new-launch pipeline, and for more side-by-side pieces the comparisons topic.

What to check before you quote a land price

• Which basis is it: per sqm of GFA, per sqm of site area, or something else? Compare only like with like.
• What is the land use: residential, residential with commercial at 1st storey, or commercial and residential?
• Is the figure in sqm or sq ft, and what constant sits behind the conversion? This page uses 10.7639.
• Which date is it: the award, the tender close or the developer’s launch? They are different events.
• Was there one bid or several? Of the releases read here, only Holland Plain’s text says (“sole tenderer”).
• Never subtract a land rate from a launch price. Ask the developer which area its price per sq ft is based on.

A line you can copy into your research file: “[Site], URA award [date], S$[x] per sqm of GFA ÷ 10.7639 = S$[y] per sq ft ppr, basis GFA, source URA release [number].” Recheck it when URA announces the Marina Gardens Lane award and again after Orchard Boulevard closes on 29 October 2026.

Common questions