Around 7,000 HDB flats will soon rise at the former Keppel Club site, a major step up from the 6,000 units initially announced. This new precinct will be part of the highly anticipated Greater Southern Waterfront transformation. Spread across 48 hectares, the development is not just about public housing. Another 3,000 private homes will also be introduced, bringing the total number of homes in this estate to nearly 10,000. For you, this means more choices in one of Singapore’s most talked-about locations.
Table of contents
- A name rooted in history
- First BTO project – Berlayar Residences
- A waterfront look and feel
- Green corridors linking ridges to the coast
- Well-connected by MRT and footpaths
- Smart features for a greener estate
- How much might the flats be at launch?
- Keeping prime homes affordable
- What about the private housing in Berlayar estate?
A name rooted in history
The estate will be called Berlayar, which means sailing in Malay. This name isn’t just symbolic – it connects directly to the area’s rich maritime past. In fact, it pays homage to landmarks such as Batu Berlayar (Sailing Rock) near Berlayar Creek. Traders as far back as the 14th century used this spot as a navigational guide.
According to National Development Minister Chee Hong Tat, Berlayar is being designed as a vibrant waterfront community that blends nature, heritage, and modern urban living.
First BTO project – Berlayar Residences
The very first project in this estate will be Berlayar Residences, set to launch in the October 2025 BTO exercise. This project will feature 870 flats across 2-room flexi, 3-room, and 4-room layouts, along with 200 rental flats.
The flats will be spread across towers ranging between 19 and 46 storeys. While the official classification will only be revealed during the launch, many analysts believe the project is most likely to fall under the Prime category. Its city-fringe location, coupled with MRT access, makes that highly likely.
A waterfront look and feel
Buildings here will have staggered heights, giving more residents a chance to enjoy views of the Southern Ridges and the coastline.
The colour scheme has also been carefully thought out. Expect a white-and-blue palette that mirrors the estate’s waterfront surroundings. To add character and celebrate biodiversity, motifs of local fauna like the long-winged tomb bat, mangrove horseshoe crab, and smooth-coated otter will appear in communal spaces, wayfinding signs, and even playgrounds. This will give the entire neighbourhood a distinct identity while keeping it closely tied to its natural setting.
Green corridors linking ridges to the coast
If you value green spaces, you’ll appreciate that about 10 hectares – roughly the size of 18 football fields – have been set aside just for greenery.
Four green corridors, each between 30 and 60 metres wide, will weave through Berlayar. These will connect you directly to the Southern Ridges and the Labrador Nature Reserve. The planning of these corridors was refined after a 2020 Environmental Impact Assessment and through consultations with nature groups.
Here are some key adjustments made:
- The Central Corridor was widened to 60 metres to help birds move across the estate more easily.
- The Henderson Corridor was realigned to guide bird movement towards Bukit Chermin and Labrador Nature Reserve.
- A knoll with mature trees was preserved to serve as a resting spot for migratory birds.
These changes aim to preserve ecological connectivity so that bird species can continue to forage and nest. The Nature Society Singapore has welcomed these enhancements, though it also noted that there may be short-term disruptions during construction.
Well-connected by MRT and footpaths
Berlayar is being designed as a car-lite estate, which means you’ll see more walking and cycling paths. In fact, most homes will be within a 10-minute walk of Labrador Park MRT and Telok Blangah MRT stations.
Everyday needs will also be taken care of. The estate will feature preschools, supermarkets, eateries, shops, and clinics. Plus, you can also enjoy new amenities at Telok Blangah, where a brand-new food centre and market are set to open by 2027. So, whether it’s groceries or dining, you’ll find it all within easy reach.
Smart features for a greener estate
Like other newer BTOs, Berlayar Residences will also come with sustainability features. You’ll find rain gardens that filter sediments and clean rainwater naturally. There will also be bioswales to treat water runoff before it reaches drains.
Another important detail is that the estate will be built at 5.2 metres above sea level. This precaution helps protect homes against future rising sea levels, ensuring long-term resilience.
How much might the flats be at launch?
Based on estimates from PropNex head of research Wong Siew Ying, here’s what you can expect for prices (before grants):
- 2-room flats: S$250,000 – S$360,000
- 3-room flats: S$420,000 – S$530,000
- 4-room flats: S$590,000 – S$790,000
There’s also a chance that the subsidy recovery rate for Prime flats could be adjusted higher than the 11–12% clawback rate seen in July 2025.
For context, Realion Group’s chief researcher and strategist Christine Sun noted that a private condo of about 926 sqft at Reflections at Keppel Bay has been going for around S$1.6 million this year – underscoring the relative affordability of a 4-room Prime HDB flat at Berlayar.
Strong demand is also expected because July’s Bukit Merah Prime launches, like Alexandra Peaks and Alexandra Vista, were heavily oversubscribed. In fact, there were 8,169 applicants for 1,578 4-room units. It’s likely that many who missed out in July will turn to Berlayar for their next opportunity.
Keeping prime homes affordable
Minister Chee Hong Tat has reassured buyers that even though Berlayar flats are in a prime location, they will remain affordable and accessible. This is part of a wider effort to ensure central housing supply stays within reach for Singaporeans.
In fact, the October BTO launch will also include Mount Pleasant Crest, which will bring another 1,350 flats into the market. Both projects are part of the Greater Southern Waterfront (GSW), a massive plan to redevelop about 2,000 hectares of land – six times the size of Marina Bay.
The GSW is designed as a mixed-use waterfront precinct, offering housing, leisure, and tourism. Development will roll out over 20 or more years, starting with the Keppel Club site, Pasir Panjang Power District, and Mount Faber over the next five to 10 years.
What about the private housing in Berlayar estate?
As mentioned previously, around 3,000 private homes will also be built within Berlayar, further boosting its appeal as a mixed residential hub.
In June 2025, the first Government Land Sales (GLS) site in Berlayar was launched – marking the first such site in the area in 35 years. Located along Telok Blangah Road, the site covers 13,688.9 sqm with a potential gross floor area of 64,338 sqm, which could yield about 745 homes.
The tender for this site will close on November 4, 2025, and analysts expect between 4 to 6 bidders. Market watchers are predicting a top bid in the range of S$1,200 to S$1,300 psf ppr.
The post Berlayar estate to launch with 7,000 new HDB flats at former Keppel Club site appeared first on .
