A Johor Royal Land Deal Could Create New GCB Plots — A Rare Move In Singapore

This isn’t something you see every day: URA just received a development application to build housing on land parcels along Holland Road. These are actually owned by the Regent of Johor, His Royal Highness Tunku Ismail Idris.

The proposal follows a previous land swap between the Singapore Government and the Regent of Johor (ROJ). This could see the site being rezoned for residential use; and if approved, any resulting development is expected to consist of low-rise, low-density housing. This might even include land space designated for Good Class Bungalows (GCBs).

All of this comes from a land swap deal announced in June 2025

Under this arrangement, the Singapore Government exchanged a state land parcel (Plot A) with a parcel owned by the ROJ (Plot C).

The intent is that any development by the ROJ would be located further away from the nearby Singapore Botanic Gardens; this is a sensitive area, which is protected due to its UNESCO World Heritage status.

The ROJ would then develop Plots A and B, which are considered suitable for residential use. Meanwhile, Singapore retains Plot C, which will remain undeveloped for now.

The three parcels together span roughly 21 hectares in total.

• Plot A: about 8.5 hectares
  This parcel was originally state land and was transferred to the Regent of Johor as part of the land swap. It sits along Holland Road and is one of the two parcels intended for development.

• Plot B: about 8.1 hectares
  This plot was already owned by the Johor royal family prior to the swap. It sits further inland from Holland Road and will also be part of the proposed residential development.

• Plot C: about 13 hectares
  This parcel was transferred to the Singapore Government during the swap. It lies closest to the Botanic Gardens and will remain undeveloped for now.

What might appear on these plots?

The development application proposes low-rise, low-density housing with a Gross Plot Ratio (GPR) of 1.4.

Part of the site will be designated as a GCB area; these prime landed homes are among the most sought-after landed homes in Singapore, due to their scarcity and prestige.

But GCBs are also subject to tighter planning guidelines, including larger minimum land sizes and limits on building coverage. This is to ensure the protection of the spacious, low-density character of these exclusive homes.

For context, a single Good Class Bungalow typically sits on a plot of at least 1,400 sq m (about 15,000 sq ft).

According to Marcus Chu, CEO of ERA Singapore, if the entire 16.6-hectare site is eventually developed into a landed residential enclave, it could yield approximately 100 to 200 low-rise, low-density homes, including GCBs, depending on the final planning parameters.

“If the rezoning is approved, this could lead to the creation of a new GCB area, increasing the total to 40 and introducing a distinct luxury housing enclave within the highly desirable District 10,” he says.

Given the site’s proximity to the Botanic Gardens, and the established reputation of the surrounding landed enclaves, the future developments here are bound to be luxury or even ultra-luxury developments.

This area is close to established landed neighbourhoods such as Ridout Road, Nassim Road, and Cluny Road. These are prestigious residential enclaves that are known to house some of the most expensive landed homes and condos in Singapore.

Despite being near the city centre, this area where the land swaps are taking place has remained quiet and green, largely because the land was privately held for so long; hence the reason to maintain the Botanic Gardens here as well.

To facilitate the development, URA is proposing amendments to the Master Plan.

The changes include switching Plot A from special use to residential, and Plot B from open space to residential. Should the proposal be approved, part of the land zoned “Residential” will also be designated as a GCB zone as mentioned.

Any developer will also be required to undertake environmental studies before building; but this is an expected norm.

A portion of Plot C may also see a zoning change from special use to open space, even though this area isn’t being developed yet.

New land spaces for GCBs are extremely rare

If these changes take place, the proposed rezoning of the Holland Road parcels presents a rare opportunity to introduce land to develop new GCBs and will be a welcome move within Singapore’s highly constrained Good Class Bungalow market.

Land within designated GCB Areas is extremely limited and tightly held, with transactions typically occurring between private owners rather than through new land releases,” says Mohan Sandrasegeran, Head of Research & Data Analytics at SRI.

He adds that any addition of fresh land parcels into this segment will be a significant move by the government and reinforces the long-term scarcity that underpins the value of these highly sought-after landed homes.

This also comes amid signs of resurgent activity in the high-end landed market. In 2025, about 30 caveated GCB transactions were recorded, up from 23 transactions in 2024, reflecting a gradual return of participation from affluent buyers.

More broadly, landed transactions in the $10 million and above price range have also increased, supported in par by GCB transactions. One notable transaction was a GCB along Peirce Road in 2025, that transacted for $148 million: one of the highest recorded GCB deals in more than a decade.

Meanwhile, Chu of ERA shares that the demand for GCBs has increased due to newly naturalised Singapore citizens and their spouses, who can purchase landed homes without special approval. “At the same time, more young buyers, frequently heirs from established business families, are entering the market,” he says.

From a planning perspective, SRI also noted that the proposal reflects an approach of refining land use through gradual adjustments, rather than intensification. Staying with a low-density profile helps to preserve the character of the enclave.

You too can contribute to the discussion

The proposed amendment to the Master Plan has been published for public viewing.

The public can review the proposal online via URA’s Master Plan amendment portal, or in person at the URA Centre Atrium at Maxwell Road. The consultation period is from 17th March 2026 to 15th April 2026.