Commentary on the opening of tender for land parcel at Dover Road

SINGAPORE, 26 November 2025 – The tender for the Government Land Sale (GLS) site at Dover Road opened on 26 November 2025 and is scheduled to conclude on 26 March 2026. 

The site, located in the Queenstown planning area, spans an estimated 13,517.2 sqm with a potential yield of 625 private residential units, with 3,000 sqm of commercial space. 

Location attributes

“The Dover Road site is the first GLS parcel to be offered within the upcoming Dover-Medway neighbourhood, part of the Greater One-North Area. This positions both the developer and buyers for a strong first-mover advantage. Moreover, its location, being one of the closest to One-North MRT Station, will also be a huge draw.

Being a mere 10-minute walk to One-North MRT Station (Circle Line), residents can enjoy great convenience and connectivity. It is also one stop from Buona Vista Interchange and two stops from Holland Village. On the same line, there is direct access to several other interchanges such as Botanic Gardens, Harbourfront, Dhoby Ghaut and Bishan. Moreover, by 2026, the loop on the Circle Line will be closed, which will reduce travel time even more.”

2025 URA Draft Masterplan

“As one-north’s primary purpose is to serve as a hub for innovation and industry, adding more homes directly within the estate may not be the most viable approach. Instead, introducing new residential supply at Dover-Medway will complement the existing private homes across the Greater One North area. 

Increasing housing options around business parks and commercial nodes will result in a larger live-in population. With these upcoming homes and future developments, the Greater One-North precinct will be one step closer to becoming a vibrant, integrated live-work-play-learn district. 

We can expect essential amenities like additional food options, preschools, a supermarket, and clinics to be introduced to support the new public housing. In line with the growing focus on green spaces, we may also see parks and open spaces with dedicated cycling paths. URA has committed to adding amenities and recreational spaces that are well-connected through cycling routes and sheltered walkways. These additions aim to support active lifestyles and community-building.

Developers typically show strong interest in the first sites launched within up-and-coming housing estates or areas slated for major masterplan transformation. Recent examples include sites at Bayshore, Dunearn Road (Turf City) and Newton, which each attracted between eight and nine bidders. We could see a comparable level of enthusiasm for this site, with an estimated six to eight bids.”

Buyer Demand 

“A new township is also likely to appeal to young families. As Queenstown is Singapore’s first housing estate and one of its oldest housing estates, the development of a new precinct within it can help rejuvenate the area with fresh housing options and updated amenities. First-time homebuyers and HDB upgraders seeking to live in a familiar estate or near families may find this location particularly attractive. With the variety of schools, ranging from primary schools to institutes of higher learning, this could draw families as well. 

HDB upgraders could make up the bulk of purchases in future. From January to October 2025, there have been 137 million-dollar flat transactions in Queenstown, while the neighbouring Bukit Merah has seen 183 such transactions.

New homes in the neighbourhood can cater to the working population of the nearby One-North and Singapore Science Park. These are business parks that house firms in the Biomedical, physical sciences, Research and Development and Information and Communications Technology (ICT) industries. 

We may also see investors seeking rental income from the expatriates, being near key employment nodes. Beyond One-North, it is also near Singapore Science Park, the National University of Singapore (NUS) and the Jurong Lake District.”

Developers’ Interest

“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. While this may divert developers’ interest, the strong locational attributes of the Dover Road site will still make it a popular choice among developers

The Dover Road site marks the first GLS site in Dover-Medway, highlighting the scarce supply of new homes near but not within One-North. Given its prime city-fringe location next to an MRT station, developers could be more willing to fork out a premium to secure the attractive site. Hence, we could see land bids upwards of $1,300 psf ppr. We anticipate this site drawing three to five bids.”

For media enquiries, please contact:

Lisha Rodney

Public Relations Manager, ERA Singapore

Email: [email protected]

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