Tyersall Avenue rezoned for homes: what the approval allows

Land at Tyersall Avenue and Holland Road has been rezoned for homes. A notice the Urban Redevelopment Authority (URA) published on 16 October 2026 says the Minister for National Development approved, on 9 October 2026, changing four lots from Special Use and Open Space zones to Residential at a maximum gross plot ratio of 1.4, Residential (Landed), open space, a drain and roads. It is a change in what Singapore's Master Plan allows on that land. It is not a land sale, a project or a launch, and the notice names no developer, home count or date.

For buyers researching homes around Holland Road, it is one of several recent planning changes worth adding to a research file alongside the government land sale at Holland Plain, which URA estimates will be launched for tender in December 2026.

What exactly was approved at Tyersall Avenue?

The notice lists two changes to the same four lots. Land zoned Special Use becomes a mix of Residential at a maximum permissible plot ratio of 1.4 (gross), Residential (Landed), landed residential land used as a drain, Open Space and Road. Land zoned Open Space becomes Residential at 1.4, Residential (Landed), the drain land and Road. The notice says the amendments "shall take effect on the dates set out above", which for these lots is 9 October 2026.

What the notice does not give is just as useful to know. It has no site area in its text, no estimate of homes, no developer and no timetable. The map is in a PDF attached to the notice, which we could not open, so this page does not describe the exact boundary. Read the map yourself at the URA Centre during the inspection window, or on URA's site, before drawing conclusions about any particular street.

What does a plot ratio of 1.4 mean for density?

URA's gross floor area handbook defines the gross plot ratio as "the ratio of the GFA of a building to its site or plot area". A ratio of 1.4 means the total floor area allowed is 1.4 times the land area.

An illustrative comparison on one hectare (10,000 sqm) of land, our arithmetic and not a site estimate:

• Plot ratio 1.4 (Tyersall Avenue): up to 14,000 sqm of floor area.
• Plot ratio 1.8 (Holland Plain land sale site): up to 18,000 sqm.
• Plot ratio 2.8 (the Orchard Boulevard land sale site): up to 28,000 sqm. URA's Orchard Boulevard site page gives 9,627 sqm of floor area on 3,438.0 sqm of land, which is 2.8.

In plain terms, 1.4 is a low-intensity residential zoning, and part of the land is set aside for landed homes. URA cautions on its amendment lists that actual development parameters such as building height are subject to other considerations, so a ratio is a ceiling, not a design.

Will Tyersall Avenue become a new launch, and when?

Nobody can say from the published record. A rezoning makes homes permissible; it does not sell the land. Government sites reach developers through the Government Land Sales programme, which URA says is "planned and announced every six months" on its land sales procedure page. If this land is offered for sale, it would appear on a programme or on URA's site lists first. We found no such listing on 16 October 2026, or when we checked again on 17 October.

So treat any marketing that names a "Tyersall" project as unverified until URA lists a sale or a developer publishes a licensed project.

What else was approved between August and October?

The 9 October notice lists three other approvals, with inspection from 9 to 24 October 2026:

• Leonie Hill (approved 19 August): the plot ratio of lot TS21-01720P is amended "from Residential Zone at a plot ratio of 2.8 (gross) to Residential Zone". The notice does not give a new ratio or an address. Far East's page for One Leonie Residences describes 25 freehold residences at 1 Leonie Hill as an upcoming launch, but nothing we read links that project to this lot, so we do not.
• Ayer Rajah Avenue / Ayer Rajah Crescent / North Buona Vista Road (approved 4 September): Business Park land is set at a plot ratio of 2.5, and some road land becomes "Residential with Commercial at 1st Storey" with a plot ratio "subject to detailed planning".
• Hongkong Street (approved 4 September): two sets of lots move from Commercial to Hotel use at the same plot ratio of 4.2.

How should a buyer around Holland Road use this?

If you are weighing a launch in the wider Holland area, such as Amberwood at Holland, which Sim Lian Group's project page describes as a District 10 project with doorstep access to the Holland Green Linear Park, use the rezoning as one line in your notes rather than a conclusion:

1. Record the amendment, its date and its zones, labelled "zoning approved, no sale or project announced".
2. Add Holland Plain's estimated December 2026 launch, and update it when URA publishes the actual tender.
3. During a visit, follow our site plan guide and neighbourhood walk to see which roads and green edges face the homes you are considering.
4. If a road named in a notice matches your shortlisted project's, ask your lawyer what it means for that unit.

Our Amberwood at Holland family guide covers that project, and more planning notes sit under research.

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