Commentary on the opening of tender for land parcel at Dairy Farm Walk

SINGAPORE, 26 November 2025 – The tender for the Government Land Sale (GLS) site at Dairy Farm Walk opened on 26 November 2025 and is scheduled to conclude on 22 January 2026. 

The site, located in the Bukit Panjang planning area, spans an estimated 29,444.2 sqm with a potential yield of 480 private residential units. 

Location attributes

“The Dairy Farm Walk GLS site is easily accessible via major roads and expressways such as Bukit Timah Expressway (BKE), Pan Island Expressway (PIE) and Upper Bukit Timah Road. The Hillview MRT Station on the Downtown Line is located 1km away.

Located in close proximity to Hillview MRT station on the Downtown Line, the development provides residents with direct access to major employment nodes in the city centre, including the CBD and Marina Bay.

The development is well-positioned to cater to families with children as there are several primary schools nearby, such as Bukit Panjang Primary School and CHIJ Our Lady Queen of Peace within a 1km radius.

Additionally, the development appeals to nature lovers, offering lush green surroundings and nature parks. It is situated near Dairy Farm Nature Park and Bukit Timah Nature Reserve to the south, and Zhenghua Nature Park, Chestnut Interim Green, and the Central Catchment Nature Reserve to the east.

Unlike surrounding GLS sites with a gross plot ratio (GPR) of 2.1, the Dairy Farm Walk GLS site has a lower GPR of 1.4, with a maximum height of four and six storeys. Coupled with the large site area, it offers buyers a rare opportunity to live in a low-density, and more exclusive living environment.”

Buyer Demand 

“This development could appeal to HDB upgraders and existing condominium residents in the nearby estates of Bukit Panjang and Choa Chu Kang. Buyers can enjoy the familiarity and conveniences of their current neighbourhood, while benefiting from fresh amenities and newer facilities offered by the new development.

The development is located within an established residential estate surrounded by landed homes. This could appeal to the landed homeowners looking right size or purchase a nearby condominium for their children.

The upcoming Narra Residences is located directly adjacent to the subject development. It is expected to attract a balanced mix of buyers from surrounding HDB upgraders and right-sizers from neighbouring landed estates. This suggests that the Dairy Farm Walk GLS site is likely to see a healthy take-up among a diverse pool of potential homeowners.”

Market Outlook

“There is much optimism within Singapore’s residential market presently, with the strong sales take-up exhibited across the 2025 launches so far, and we expect to see some developers looking to replenish their land bank. Currently, excluding ECs, there are five GLS sites open for tender, and another three sites on the 2H 2025 Confirmed List. This could divert developers’ interest to other sites.

However, given that the neighbouring Dairy Farm Walk GLS site drew only two bidders and was awarded in January 2025 for $1,020 psf ppr. And with several more attractive GLS plots currently available for tender, we expect this upcoming site to receive a more muted response with conservative bids.

With competition expected to be more measured compared to recent headline sites, this tender may create room for a wider pool of developers to bid. Those who have been keen to secure a site but faced stiff competition in earlier tenders may find this a timely opportunity to re-enter the market.

Developers will keep a close eye on the launch performance of the upcoming Narra Residences, which sits adjacent to this site. Narra Residences is likely to launch in January 2026 which coincides with the tender close for the Dairy Farm Walk site. As this will be the fifth non-landed private development within the Dairy Farm enclave, the immediate buyer pool may be more limited. Developers may take this into account when calibrating their bidding strategies.

The smaller site area, which yields 480 units allows for a mid-sized development. With a land rate of approximately $ 1,000 to $1,100 psf ppr, the quantum could be between a palatable $440 million and $490 million. This presents lower development risk to developers, which could draw between two and four bidders.”

For media enquiries, please contact:

Lisha Rodney

Public Relations Manager, ERA Singapore

Email: [email protected]

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