Berlayar Drive GLS

Blueprint of the Land and Construction Outlines

The Berlayar Drive Government Land Sales (GLS) land site is a plot of land that is now open for public tender. It is part of the Confirmed List of the first-half 2026 state land sales programme. This land site covers 25,263 square meters and has a 99-year lease. It is zoned for homes. The Urban Redevelopment Authority (URA) has set a gross plot ratio of 1.4 for the site. This means that the maximum floor area is 35,369 meters. Because of this the site can have around 415 premium condominium units. This makes it suitable for a -sized development.

There are rules about building height. The condo blocks can be no than 5 storeys high. This ensures that the buildings fit in with the surrounding waterfront and nature areas. These rules are in place to keep the area open and breezy. The developer will have to create a resort-style layout of a typical high-rise building.

The developer has 60 months to complete the project. They must finish the infrastructure, structural framing, interior works and landscape layouts within this time. They must also follow guidelines for energy and modular construction. If they do not meet the deadline they will face penalties.

Contextual Location and Environmental Integration

The land site is in the Bukit Merah area, where the old Keppel Club used to be. It is part of the Berlayar housing estate and the Greater Southern Waterfront project. This project aims to turn the coastline into a mixed-use waterfront district.

The area will have a mix of homes public flats and parks. The development will be one of the private plots in the area. It will have a layout with modern living and natural environments.

The plot is close to channels and parks. It is near the Labrador Nature Reserve, Berlayar Creek and the Southern Ridges. Many units will have views of Keppel Bay and the ocean.

The area has connectivity. The Telok Blangah MRT station is a walk away. The HarbourFront MRT Interchange station is also nearby with pathways, to the North-East Line and VivoCity mall. Private vehicle owners can access the West Coast Highway and the Marina Coastal Expressway (MCE) easily.

Market Projections and Tender Valuation Dynamics

Because waterfront private land plots are rarely released on the open market, real estate analysts expect healthy interest from tier-one developers. The public tender exercise is scheduled to officially close at noon on August 4, 2026, setting the benchmark for premium land valuations in District 4. Initial industry projections suggest the site will pull in between four and six individual developer bids. The manageable absolute size of the plot means it requires less absolute capital outlay compared to mega-plots, lowering the entry barrier for solo bidders and eliminating the absolute necessity for massive multi-party consortiums.

Land price valuations are highly influenced by recent benchmarks set in the immediate vicinity during past land sale cycles. In November 2025, a larger adjacent parcel along Telok Blangah Road was successfully awarded to Kingsford Group at a land rate of S$1,326 per square foot per plot ratio (psf ppr). Given its superior waterfront proximity and boutique scale, analysts predict the top bids for the Berlayar Drive site will land higher, likely between S$1,350 and S$1,450 psf ppr. This expected price reflects a premium for the permanent sea views and the exclusive low-rise nature of the plot.

The long-term demand pool for the completed project is structurally supported by the local demographics of the surrounding Bukit Merah and Queenstown areas. The broader Berlayar estate is planned to house roughly 7,000 public flats alongside 3,000 private residences, introducing a large volume of future residential density. Over the next decade, families living in these upcoming Prime and Plus HDB units will form a natural catchment of localized upgraders seeking private properties nearby. Developers will target this upgrade cycle alongside premium investors drawn to the rare mix of city-fringe transit and coastal nature access.