News
Serangoon and Bukit Timah Add Potential Supply: Two Reserve Sites Could Yield 1,180 Homes
Two more potential development sites have been added to Singapore's housing pipeline.
On 27 October 2026, the Urban Redevelopment Authority (URA) announced that two residential sites on the Reserve List of the 2H2026 Government Land Sales (GLS) programme are now open for application by developers.
The sites, at Chuan Grove and Plymouth Avenue / Dunearn Road, could yield about 930 and 250 homes respectively — about 1,180 units in total.
The Plymouth Avenue / Dunearn Road site was formerly Raffles Town Club and will also include first-storey commercial space and a supermarket.
Open for application is not the same as a launched tender
Both sites are on the Reserve List.
This means developers can apply for them, but no public tender has been launched yet. A tender is triggered only when a developer submits a minimum bid acceptable to the government.
The roughly 1,180 homes are therefore potential supply, not confirmed new launches.
Key site details
| Site | Chuan Grove | Plymouth Avenue / Dunearn Road |
|---|---|---|
| Tenure | 99 years | 99 years |
| Site area | approx. 341,170 sq ft | approx. 122,573 sq ft |
| Max. gross floor area | approx. 852,932 sq ft | approx. 257,408 sq ft |
| Estimated homes | approx. 930 | approx. 250 |
| Use | Residential | Residential with first-storey commercial |
| Status | Reserve List, open for application | Reserve List, open for application |
The Plymouth Avenue / Dunearn Road site allows up to about 26,910 sq ft of commercial space, which must include a supermarket of at least about 10,764 sq ft.
Future development will therefore add everyday shopping amenities for the neighbourhood as well as homes.
Chuan Grove: a large new launch is already on the way
The Chuan Grove site is close to two residential sites awarded last year.
Those sites were won by a joint venture of Sing Holdings and Sunway Developments (now Sunway MCL), which plans to develop them together as One Chuan Grove.
According to reports, One Chuan Grove is a 99-year leasehold project with 1,056 homes, scheduled to launch in February 2027.
For developers, this upcoming large project will be an important gauge of buyer demand in the area.
Why a tender may not be triggered soon
Market analysts cited in reports believe One Chuan Grove will provide ample new-home choice in the area, which may reduce other developers' appetite to trigger the reserve site in the near term.
Developers may first watch the new project's take-up rate, prices and buyer response before judging whether there is enough demand for the next wave of supply.
If the Chuan Grove reserve site is eventually tendered, market estimates put the top bid at around S$1,300 to S$1,400 psf ppr.
For reference, the two One Chuan Grove sites were acquired at about $1,376 and $1,331 psf ppr.
These forecasts are land prices, not future selling prices, and do not represent actual tender results.
Chuan Park is about 99% sold, a reference for existing demand
Another large project nearby is Chuan Park by Kingsford Group.
The 916-unit, 99-year leasehold condominium launched in November 2024. The developer had acquired the former Chuan Park site en bloc for S$890 million.
Based on caveats lodged up to 27 October 2026, the new Chuan Park is about 99% sold at an average of about S$2,594 psf.
This shows strong take-up. However, a launched project's sales cannot be taken as a guide to future launches; whether new supply is absorbed depends on pricing, unit mix, timing and competing projects.
Former Raffles Town Club site: two MRT lines and lifestyle amenities
The Plymouth Avenue / Dunearn Road site was previously used by Raffles Town Club, whose lease expired on 17 October 2026.
The regularly shaped site sits opposite Stevens interchange station, served by the Downtown Line and Thomson-East Coast Line.
Nearby schools and leisure options include:
- Singapore Chinese Girls' School
- St. Joseph's Institution
- NUS Bukit Timah Campus
- Singapore Botanic Gardens
Together with the required supermarket, the site offers appeal in transport, education and daily amenities.
It is, however, still at the reserve application stage; design, unit mix, pricing and launch timing have not been announced.
Upcoming CCR supply may keep developers cautious
Despite interest in the site, analysts believe the Plymouth Avenue / Dunearn Road site may not be triggered in the near term.
One reason is that several GLS sites in the Core Central Region have been awarded but their projects have yet to launch, including:
- Bukit Timah Road
- Dunearn Road
- Holland Plain
- Peck Hay Road
- River Valley / Lower Delta area
Together these sites are expected to yield more than 1,700 new homes.
With this pipeline, developers may prefer to observe sales performance before adding to their land banks.
Reports also noted some developers may wait for the 1H2027 GLS programme to see whether the two sites move to the Confirmed List. This is market speculation, not an announced government plan.
What this potential supply means for buyers
This release gives buyers new clues about the two areas' future, but there are still several stages before homes are available to buy.
For buyers watching Chuan Grove, the near-term focus is One Chuan Grove's launch details, unit mix and pricing, and how it compares with other projects in the area.
For buyers watching Stevens and Bukit Timah, the former Raffles Town Club site is a medium-to-long-term watch item: whether a tender is triggered, the award, and the developer's project details.
Open for application, tender launch, award and new launch are separate stages. Keeping them distinct helps buyers read future supply accurately and plan around their own timeline.