Commentary on Holland Plain GLS Site Tender Opening

SINGAPORE, 25 February 2026 - The tender for the Government Land Sale (GLS) site at Holland Plain opened on 25 February 2026 and is scheduled to close on 7 May 2026. 

The Holland Plain site, in the Bukit Timah planning area, measures approximately 15,700 sq m and could yield about 280 private homes. Meanwhile, the Morrison Lane site in River Valley spans 6,669.8 sq m and is expected to accommodate around 205 private residential units, in addition to 500 sq m of commercial space.

“The Holland Plain site represents a pivotal next phase in the transformation of this emerging Bukit Timah enclave. As only the second GLS parcel released here since Holland Link in end-2024, it offers developers an early-mover advantage in shaping what could become one of the more distinctive residential estates in the central region.” said Marcus Chu, Chief Executive Officer, ERA Singapore.

“While interest is expected to be healthy given the site’s location and long-term planning vision, bidding is likely to remain disciplined in view of the potential release of up to six additional plots within the precinct.”

Locational Attributes                                                   

“Connectivity will be a key value driver for Holland Plain. King Albert Park MRT station currently anchors the precinct, and the future Cross Island Line interchange will significantly enhance accessibility across Singapore. This infrastructure uplift meaningfully shortens travel time to major employment nodes such as Jurong Lake District and strengthens the long-term residential appeal of the area.

The planned additional CRL entrance within the estate will further improve walkability and convenience, enhancing the liveability quotient for future residents.

Importantly, the site’s potential inclusion within the 1km priority enrolment radius of Methodist Girls’ School adds another layer of demand support. Given the school’s consistently high subscription rates and affiliation, this factor could meaningfully influence purchasing decisions among family buyers.”

Development of Holland Plain under the URA Master Plan

“Holland Plain is being conceptualised as a thoughtfully curated residential precinct that integrates nature, connectivity and low-rise character. The planned parks, green corridors and adjacency to the Rail Corridor create a differentiated living environment rarely found in central locations.

The low- to mid-rise development guidelines, together with proximity to established landed enclaves including the Good Class Bungalow area at Brizay Park, reinforce the precinct’s exclusivity and long-term value positioning.

Taken together, these elements position Holland Plain as a future-ready estate with both lifestyle appeal and enduring investment fundamentals.”

Buyer Demand 

“Demand for new homes in Holland Plain could be supported by current homeowners in the Bukit Timah area and by HDB upgraders from neighbouring Queenstown.

Demand fundamentals appear supportive. In Queenstown alone, 2,405 flats will reach Minimum Occupation Period this year, potentially expanding the upgrader pool. With 173 million-dollar HDB transactions recorded last year, the third highest nationally, liquidity in the area remains robust.

Within Bukit Timah, right-sizers from landed properties, where median resale prices averaged $7.5 million last year, represent another viable demand segment. These homeowners possess both the equity and financial flexibility to transition into new private developments within the same district.”

Developer’s Interest 

“For developers, this parcel presents more than a standalone opportunity, it is a strategic entry point into a precinct with a multi-plot development pipeline.

The availability of up to six additional sites under the URA Master Plan could encourage developers with longer-term ambitions to establish an early foothold and leverage potential economies of scale across future launches.

At the same time, the relatively modest estimated yield of 280 units lowers capital exposure and may attract small- to mid-sized developers seeking controlled risk entry into the central region.

Nonetheless, with ample land supply in the pipeline and the nearby Dunearn Road GLS tender closing soon, we expect bidding behaviour to remain rational rather than aggressive.

Based on recent precedents such as Holland Link, which drew five bidders at $1,432 psf ppr, we anticipate a similar level of participation, approximately four to six bidders, with land rates potentially hovering around the $1,400 psf ppr range.”

Reserve List site at Morrison Lane

“The Morrison Lane site could attract interest should developers seek to replenish land banks in the Core Central Region, particularly following the strong take-up rates observed in the nearby River Valley Green cluster.

Its smaller scale, yielding approximately 205 residential units alongside 500 sqm of commercial space, presents a more manageable quantum compared to other CCR plots. This may appeal to developers looking for calibrated exposure rather than large-scale commitments.

Should market momentum in the River Valley area remain resilient, we would not be surprised to see the site triggered for tender.”

For media enquiries, please contact:

Lisha Rodney

Public Relations Manager, ERA Singapore

Email: [email protected]

Disclaimer

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