Dairy Farm Walk GLS draws five bids with top offer at S$427 million

The Urban Redevelopment Authority (URA) has closed the tender for the Government Land Sales (GLS) residential site at Dairy Farm Walk. The site was launched for public tender on 26 November 2025, with the tender exercise closing on 22 January 2026.

At this stage, these are provisional tender results. The award decision will be made after URA completes its evaluation and will be announced at a later date.

Even so, the tender outcome offers useful insight into how developers are currently viewing suburban, low-density residential plots – particularly those in the Dairy Farm area.

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Provisional tender results for Dairy Farm Walk GLS

A total of 5 bids were received for the site. The highest bid came from a consortium comprising ABR Holdings Limited, LWH Holdings Pte. Ltd., Macly Capital Pte Ltd and RP Ventures Pte Ltd, with a tendered price of about S$427.0 million.

Below is a summary of the bids received:

The top bid works out to roughly S$962 psf per plot ratio (ppr), edging slightly above the second-placed bid, but sitting meaningfully lower than the land rate achieved by the previous Dairy Farm Walk GLS site awarded in early 2025.

Key details of the Dairy Farm Walk site

The residential plot occupies a land area of 29,444.2 sqm and allows for a maximum gross floor area (GFA) of 41,222 sqm, based on a gross plot ratio of 1.4.

The site carries a 99-year lease and can potentially yield around 480 residential units, depending on final design and unit mix.

In terms of built form, height controls are more restrictive than earlier GLS sites in the area. Development along the boundary facing the canal and nearby landed housing is capped at four storeys, while the rest of the site allows for buildings of up to six storeys. 

These planning parameters suggest the future development is likely to take on a predominantly low-rise character, in line with nearby landed homes and the surrounding natural landscape, rather than a high-density condominium format.

Location and accessibility

Situated at the junction of Dairy Farm Walk and Dairy Farm Heights, the site is accessible via major roads such as the Bukit Timah Expressway (BKE) and Upper Bukit Timah Road, providing straightforward driving routes to other parts of the island.

Public transport access is centred around the Downtown Line, with Hillview MRT station roughly a 10–12 minute walk away. Cashew MRT station is also accessible, and the area is expected to benefit from improved cycling and pedestrian links over time.

Despite its quiet, greenery-heavy setting, the Downtown Line provides a relatively direct rail connection to key employment nodes such as the CBD, Downtown core, and the Bukit Timah belt, helping to balance seclusion with day-to-day commuting practicality.

Amenities nearby include Dairy Farm Mall, HillV2, and Hillion Mall, while nature spaces such as the Bukit Timah Nature Reserve and surrounding green corridors remain a key draw for the neighbourhood. Several schools are also located within close proximity.

The presence of lifestyle malls and everyday services close to Hillview MRT means residents are unlikely to feel isolated, even though the site itself sits within a calmer, lower-density enclave.

Read more: List of New Launch Condo in Singapore 2026

How this site fits into the Dairy Farm GLS story

This is the fifth residential GLS site released in the Dairy Farm area since 2012.

The most recent site to be awarded nearby was another plot along Dairy Farm Walk, which was sold in January 2025 at S$1,020 psf ppr. That site is currently being developed into Narra Residences, a 540-unit project.

Compared to earlier sites in the area, the current Dairy Farm Walk plot stands out for its lower plot ratio. Previous GLS sites in the estate were generally allowed a higher gross plot ratio of 2.1, enabling denser development. The lower intensity here limits total buildable floor space and typically results in more spread-out blocks, additional lifts, and larger common areas – all of which can affect construction costs and overall feasibility.

The site’s sloping terrain may also add complexity from a buildability standpoint, which could have contributed to more measured bidding behaviour.

Why developer interest remained steady

Despite these constraints, the tender still attracted five bidders, suggesting that developer interest in the location remains intact.

One reason may be the limited number of Outside Central Region (OCR) residential sites available under the confirmed GLS list in the first half of 2026. Many of the alternative OCR plots are significantly larger and come with higher capital commitments. In contrast, the Dairy Farm Walk site offers a more manageable project size with a lower upfront outlay.

In addition, the pipeline of unsold private homes in Dairy Farm is relatively tight. Recent launches in the area have seen steady take-up. The Botany at Dairy Farm, launched in 2023, is nearly fully sold, while the upcoming Narra Residences has reportedly drawn strong preview interest. This backdrop likely provided developers with some confidence in underlying demand, even as they remain selective on pricing.

What the land price could mean for future home prices

With the top bid translating to about S$962 psf ppr, the land rate is lower than the previous Dairy Farm Walk GLS site but still reflects firm underlying values for the area.

Based on this land cost, the eventual project could see average selling prices above the S$2,100 psf range, depending on factors such as unit mix, design positioning, and broader market conditions at launch. That said, the low-rise nature of the development and its proximity to nature spaces may allow the project to differentiate itself as a more exclusive, lower-density offering within the OCR.

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