With the government furiously churning out GLS sites, there may be some hope for at least moderating property prices, and more supply is always good news for now. But with 2025 almost over, we have only six more GLS sites to go: Dairy Farm Walk, Dover Road, Tanjong Rhu Road, Dunman Road, Kallang Avenue, and Lentor Central. Let’s take a look at these sites and see what we might expect from them:
So if you’re trying to make sense of what this new round of GLS supply really means (whether it’ll cool prices or just shift demand) it helps to see how previous sites have performed post-launch. Tell us what you’re curious about and we’ll connect you with one of our trusted partner agents who can walk you through the data behind supply, pricing, and trends.
Market commentary like this is only useful if you can translate it into what it means for your own purchase: your entry price, holding period and exit options.
That’s where many buyers get stuck. General market insights rarely tell you whether a specific unit, at a specific price, is the right decision for your circumstances.
Over time, that’s also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
1. Dairy Farm Walk
This District 23 plot is one of the quieter sites in the 2H 2025 GLS slate. It’s 3.06 hectares (approx. 329,375+ sq ft.) with a plot ratio of 1.4, and could yield around 500 homes.
There are two existing condo projects across the road from this plot: The Botany at Dairy Farm and Dairy Farm Residences, so locational traits will be quite similar to these two projects.
This is not the most accessible site, being quite far from any MRT station; the nearest is Hillview MRT on the DTL, and some might consider it too far on foot to walk daily. The main advantage of living here is the “green suburbia” environment; it’s close to Dairy Farm Nature Park and Bukit Timah Nature Reserve. For amenities, the stretch along Petir Road, down to the Dairy Farm mall, has several eateries, and the mall itself has an NTUC FairPrice. Not extensive, but okay for day-to-day needs.
For those who want an environment that feels like Bukit Timah, but not Bukit Timah prices, this may be a viable option. Views are excellent, with the landed enclave along Chestnut Drive on one side, and the greenery of Dairy Farm Park on the other.
But due to the limited train access and the need to venture out for more heavy-duty retail and entertainment, car ownership is preferable. In fact, the location improves substantially with a car, since a very short drive (five to seven minutes) gives access to The Rail Mall, Junction 10, HillV2, and a lot of other options.
One possible complaint here will be school access, as we suspect CHIJ Our Lady Queen of Peace and Bukit Panjang Primary are the only Primary schools within one kilometre (this can only be confirmed once a development is actually up.) It’s unfortunate, as this would otherwise be an excellent family location, with a lot of green space.
2. Dover Road
This site is just across the road from Fairfield Methodist School (Primary), and very close to Fusionopolis. It’s 1.35 ha (about 145,312 sq ft), with a plot ratio of 4.2. We also see some estimated commercial space reaching about 3,000 sq m (about 32,291 sq ft). This can yield about 625 units.
This site is close to an MRT station, as One North station (CCL) is connected to the nearby Fusionopolis. Note that Fusionopolis also has a decent retail component, which includes a food court, Cold Storage, and Guardian – this will be just a short walk for future residents on this plot. A significant advantage is that Buona Vista is just one stop away from One North, providing a major mall in the form of The Star Vista, as well as an EWL connection. And while we know Holland V isn’t what it used to be, it is just two train stops from here.
We’ve mentioned before that One North is not an easily understood area, as it’s intended to be a hub, but isn’t quite on the level of Jurong East or Paya Lebar Quarter just yet. So any project here may be better suited for those looking in the long term, when the transformation of One North as a tech and media hub has gone further.
On the plus side, the presence of so many start-ups (especially in the nearby JTC LaunchPad), as well as schools like INSEAD and ESSEC, make projects here viable for both own-stay use as well as rental assets.
Mind you, competition has heated up in this area as far as investment goes, with recent introductions like Bloomsbury Residences.
3. Tanjong Rhu Road
This is the land parcel right next to the Singapore Swimming Club, so members who want easy club access may want to take note (and let’s be frank, Singapore Swimming Club isn’t the easiest to get to without a car). It’s also been a long time since we had a GLS site here, the last one being sometime in 1997 – so we might see some pent-up demand having built up over the decades.
It’s a 1.23-hectare site (approx. 132,396 sq ft), with a plot ratio of 3.7. This could yield around 525 units.
This site is a mixed bag, and it’s in the category of “almost good but not quite.” It is situated near desirable areas like Kallang, and it has proximity to waterfront views. However, we don’t think the area is as premium as is often claimed (except by car.) While there is an MRT nearby (Katong Park on the TEL), it’s a bit of a walk there; and the TEL stretch to the city centre or Marina Bay is still quite a long ride; its main benefit is better access to neighbourhoods like Marine Parade/Katong.
Likewise, we feel that the seaview may be impacted by the ECP cutting across it, although the view toward the Kallang Basin/Sports Hub may be clearer from some floors. In terms of amenities, while Leisure Park Kallang and the Kallang Wave Mall are close, they’re also not really within walking distance; hence our overall conclusion of “almost good.”
As with the Dairy Farm site, this is a land plot that’s okay if you don’t drive, but becomes exponentially better if you do, since then the amenities of Kallang also become more quickly reached. Still though, a new HDB neighbourhood is coming up in Tanjong Rhu, right across from this plot – so more immediate amenities may be available in the near future.
One other thing: while we know that most readers are concerned with Primary and not Secondary schools, it’s worth pointing out that the venerable Dunman High is located just across the road from here.
4. Dunearn Road
This plot is within a low-density enclave, surrounded by mainly landed homes. It’s about 1.91 ha (approx. 205,590 sq ft) with a plot ratio of 1.6, and can yield about 335 homes. We also see a small commercial space of around 15,000+ sq ft.
This land parcel is right next to the plot that was sold in June this year, and both are part of the new Bukit Timah Turf City estate (this location was the former Turf City, a former race course closed in 2023.) At the time, the site drew nine bids, with the top bid reaching $491.5 million (approx. $1,410 psf. Given the strong response to the initial plot, we can expect that developers will be just as eager for the one right next to it.
This plot appears to be within walking distance of Sixth Avenue MRT station (DTL), which is about two stops from Beauty World; we assume that’s where most of the residents here will find their retail and dining. If you cross the overhead bridge to Cherry Avenue, you’ll find a mix of eateries, but amenities in the area are light. As with most landed areas, that’s a feature, not a bug (the whole point is to be far away from noisy malls). And as there’s some commercial space available for the plot, there could be small stores or restaurants in the project itself.
Overall, it’s a quiet area for those who want the experience of landed living; and it even has an edge over some landed enclaves due to Sixth Avenue MRT station being nearby. But we don’t see any Primary schools within one kilometre; and the privacy requires a tradeoff of some conveniences; at least until Bukit Timah Turf City is a fully formed neighbourhood.
5. Kallang Avenue
This parcel is next to the Kallang River, near where Boon Keng Road crosses said river. It’s a 1.12 ha plot (approx. 120,555 sq ft) with a plot ratio of 3.5, able to yield around 450 units. There is a very small commercial space of 115 sqm (about 1,237+ sq ft.)
This site appears to be within walking distance of Kallang MRT station (EWL), and plausibly Bendemeer MRT (DTL) as well. It’s an immensely convenient area: in the direction of Boon Keng, you have Aperia Mall. Go the other way toward Kallang MRT, and you have access to the foodie stretch of Sims Avenue / Geylang. There’s also a river view, although Kallang Trivista does loom across the river.
Overall, this is a strong mix of value and location. Even if it’s not an ultra-prime area per se, the Kallang area is a highly mature and desirable area. Proximity to possibly two stations, overall walkability in the area, and limited room for other future developments will make this a strong draw.
The main issue is the limited number of Primary schools within one kilometre – for now, we see only Bendemeer Primary, and we can’t be certain yet if the postal code will put it within range. There are also some light industrial buildings nearby, although nothing of the sort that pollutes or causes serious noise issues.
6. Lentor Central
This is part of the ongoing, heavy development of the Lentor area; and this plot will be at the cul-de-sac of Lentor Central Road. The site is 1.65 ha (approx 177,604 sq ft) with a plot ratio of 3.0, which could yield about 580 units.
This project is within a short walk of Lentor MRT station (TEL), and is notably close to Anderson Primary (almost certainly within one kilometre). For many years, this part of Lentor consisted mainly of low-density landed housing, such as the landed homes along Florissa Drive. But with the slew of condos launching here in recent years (Lentor Modern, Lentor Mansion, Lentor Central Residences, etc.), it will soon feel a lot busier.
Also, whilst amenities are scarce right now, they’ll be less so once projects like Lentor Modern are completed. These will introduce a commercial element to the area, making it a much more self-contained neighbourhood. As a plus point, being the latest project to be finished here will mean residents likely have more such amenities from nearby mixed-use condos by the time it’s ready to move on. The downside is, of course, losing the first-mover advantage to earlier predecessors.
Given the tight bunching of so many Lentor launches, the success of any project here is going to come down to layout, facilities, and pricing. In terms of locational traits, any project here won’t be too differentiated from launches like Lentor Modern.
Overall, we have a strong mix of sites – some low density and some more urban – for the final stretch of 2025. Much like our last HDB launch, the slew of GLS sites seems planned to give a bit of “something for everyone,” and we can look forward to a continued active market in the coming years.
Commentary like this is useful for understanding the broader market. The harder part is applying those ideas to a specific property, budget or decision you’re actually considering.
That’s often where a second opinion becomes valuable.
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