Opportunities for new housing in Newton don’t come often. Yet, with a fresh GLS plot launched on Bukit Timah Road, this central neighbourhood is preparing to welcome hundreds of new homes.
Table of contents
- Details of the Bukit Timah Road GLS site
- Part of URA’s Draft Master Plan 2025
- Market positioning and expected demand
- Strong demand for CCR new launches
- Comparisons with other GLS tenders
Details of the Bukit Timah Road GLS site
| Tender information | Details |
| Site location | Bukit Timah Road (next to Newton MRT Interchange) |
| Region | Core Central Region (CCR), Newton neighbourhood |
| Site area | 63,498 sqft (5,899.2 m2) |
| Maximum Gross Floor Area (GFA) | 28,907 m2 |
| Gross plot ratio | 4.9 |
| Maximum building height | 122.0 m SHD |
| Lease tenure | 99 years |
| Land use zoning / Allowable development | Residential |
| Estimated number of housing units | 340 housing units |
| Nearby amenities | Newton MRT (Downtown & North-South Lines), ACS (Junior), St. Joseph’s Institution Junior |
| Tender closing date | Nov 11 2025, 12:00 noon |
A Government Land Sale (GLS) site along Bukit Timah Road has been launched for tender, bringing fresh opportunities to the Newton area.
This parcel also comes with a bit of history. It was once used as transitional office space. In 2007, it was sold with a 15-year tenure to Scotts Spazio, a joint venture between Hwa Hong Corp and KOP Capital. Insurer Prudential Singapore later leased the premises, remaining there until it relocated to Labrador Tower in 2025.
The parcel measures about 63,498 square feet and comes with a gross plot ratio of 4.9. With a 99-year leasehold, the land is expected to yield close to 340 private homes, adding to Singapore’s property supply.
The site sits right next to Newton MRT interchange, giving future residents direct access to both the Downtown and North-South Lines. This prime connectivity is expected to be a major draw for both developers and buyers.
The tender for the Bukit Timah Road GLS site will close on Nov 11, 2025, at noon.
Part of URA’s Draft Master Plan 2025
This plot is not a standalone release. Instead, it forms part of the Urban Redevelopment Authority’s Draft Master Plan 2025, which envisions Newton as a renewed, vibrant neighbourhood. The plan sets aside about 26 hectares in the area to be transformed into a mixed-use “urban village.”
URA’s vision includes about 5,000 private homes spread across three key clusters: Newton Circus, Scotts Road, and Monk’s Hill. Alongside these homes, the estate will feature amenities and green public spaces, creating a community-friendly environment.
Future residents could also benefit from a new central space planned near Newton MRT and Newton Food Centre. This space is set to bring more dining, retail, and recreational choices, adding vibrancy to the neighbourhood. Moreover, the location is within close reach of popular schools such as Anglo-Chinese School (Junior), Singapore Chinese Girls’ School, St Joseph’s Institution Junior, and St Margaret’s Primary School, making it especially appealing for families.
Market positioning and expected demand
This Bukit Timah Road plot is the first Confirmed List site under the Government Land Sales 2H2025 to be released. Analysts agree it will be hotly contested, largely because it sits in the Core Central Region (CCR).
According to Wong Siew Ying from PropNex, this site could attract up to nine bids, with the winning offer potentially landing between S$1,500 and S$1,600 per square foot per plot ratio (psf ppr). Mark Yip, CEO of Huttons, highlights how the site’s proximity to MRT and schools will boost its appeal. Similarly, Marcus Chu, CEO of ERA Singapore, anticipates six to eight serious bidders due to its location and role in Newton’s transformation.
All three experts point out that competition could get intense, with developers eager to secure prime CCR land for future launches.
Strong demand for CCR new launches
The positive outlook for this GLS release is supported by strong sales of recent CCR projects. New launches such as The Robertson Opus (348 units), UpperHouse at Orchard Boulevard (301 units), and River Green (524 units) have all recorded solid performances.
Between July 1 and Aug 17, 2025, more than 850 new homes in the CCR were sold. This momentum puts the third quarter of 2025 on track to become the best-performing CCR quarter since 2010, when 994 units were transacted.
Analysts explain that renewed buyer interest in the CCR is partly due to the narrowing price gap between prime CCR homes and those in the Rest of Central Region. This shift makes CCR properties look more attractive from a value standpoint.
Comparisons with other GLS tenders
To understand how competitive this tender may be, you only need to look at recent GLS launches. Sites at Holland Link and Dunearn Road drew five and nine bids respectively. Many developers who missed out in those tenders may now turn their attention to the Newton site, making it even more contested.
The scarcity of GLS supply in Newton further adds to the buzz. According to Justin Quek of OrangeTee and Realion, the area has not seen a GLS residential site released in nearly two decades. The last sale dates back to 1997, which eventually became Draycott 8, a luxury project where resale units have changed hands at an average of S$2,176 psf.
Other recent benchmarks also show strong demand for central sites. The Orchard Boulevard site, awarded to UOL and SingLand in 2024, achieved S$1,617 psf ppr and managed to sell more than half of its units during its launch weekend in July 2025. Likewise, the Turf City GLS site, awarded in June 2025, drew nine bids, with the winning consortium paying S$1,410 psf ppr for a parcel yielding about 380 homes.
When you compare these results, it becomes clear why the Bukit Timah Road GLS launch is drawing so much attention. Its rare location, large potential, and ties to URA’s bigger plans make it one of the most anticipated tenders of the year.
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