Lorong 1 Toa Payoh
AwardedResidential. URA sale site, built as The Orie.
S$968,000,000
S$14,639.83 psm GFA, about S$1,360 psf ppr (derived). Awarded 15 November 2023 to CDL Constellation Pte. Ltd., parent: City Developments Limited, Frasers Property Phoenix Pte. Ltd., parent: Frasers Property Limited and Sekisui House, Ltd.
| Location | Allowable development | Site area | Maximum permissible GFA | Successful tenderer | Tendered price (S$ psm of GFA) |
|---|---|---|---|---|---|
| Lorong 1 Toa Payoh | Residential | 15,743 m² | 66,121 m² | CDL Constellation Pte. Ltd., parent: City Developments Limited, Frasers Property Phoenix Pte. Ltd., parent: Frasers Property Limited and Sekisui House, Ltd. | S$968,000,000(S$14,639.83) |
As listed at the close of 7 November 2023 (ura-pr23-41), with the outcome the award of 15 November 2023 gave each.
| Rank | Tenderer | Tendered price | S$ psm GFA | S$ psf ppr (derived) | Outcome |
|---|---|---|---|---|---|
| 1 | CDL Constellation Pte. Ltd., parent: City Developments Limited, Frasers Property Phoenix Pte. Ltd., parent: Frasers Property Limited and Sekisui House, Ltd. | S$968,000,000 | S$14,639.83 | S$1,360 | Awarded |
| 2 | Tanglin Land Pte. Ltd. | S$819,999,999 | S$12,401.51 | S$1,152 | Unsuccessful |
| 3 | GuocoLand (Singapore) Pte. Ltd., parent: GuocoLand Limited, Intrepid Investments Pte. Ltd., parent: Hong Leong Holdings Limited, Garden Estates (Pte.) Limited, parent: Hong Realty (Private) Limited / Hong Leong Investment Holdings Pte. Ltd. and TID Residential Pte. Ltd., parent: Hong Leong Holdings Limited / Mitsui Fudosan Co., Ltd. (joint venture) | S$775,781,823 | S$11,732.76 | S$1,090 | Unsuccessful |
Press releases, latest first
Each card is one release on its own date, with its text folded beneath. The latest is first and open.
15 November 2023
AwardedTender award for URA sale sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh
Awarded to
CDL Constellation Pte. Ltd., parent: City Developments Limited, Frasers Property Phoenix Pte. Ltd., parent: Frasers Property Limited and Sekisui House, Ltd., S$968,000,000 (S$14,639.83 psm GFA, about S$1,360 psf ppr).
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The Urban Redevelopment Authority (URA) has awarded the tenders for the sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh to the highest tenderers, namely CSC Land Group (Singapore) Pte. Ltd. and Caspian Residential 3 Pte. Ltd. for the site at Clementi Avenue 1; Golden Ray Edge 3 Pte. Ltd. for the site at Pine Grove (Parcel B); and CDL Constellation Pte. Ltd., Frasers Property Phoenix Pte. Ltd. and Sekisui House, Ltd. for the site at Lorong 1 Toa Payoh.
The sites at Clementi Avenue 1 and Pine Grove (Parcel B) were launched for tender on 15 August 2023 while the site at Lorong 1 Toa Payoh was launched on 5 September 2023. The tenders for these sites closed on 7 November 2023. The sites were offered for sale on 99-year lease terms.
Details of the awarded sites and the successful tenderers are provided below:
Table caption
| LOCATION | ALLOWABLE DEVELOPMENT | SITE AREA | MAXIMUM PERMISSIBLE GROSS FLOOR AREA (GFA) | SUCCESSFUL TENDERER | TENDERED PRICE ($PSM of GFA) |
|---|---|---|---|---|---|
| Clementi Avenue 1 | Residential | 13,451.1 m2 | 47,079 m2 | CSC Land Group (Singapore) Pte. Ltd. and Caspian Residential 3 Pte. Ltd. | $633,447,945.00 ($13,455.00) |
| Pine Grove (Parcel B) | Residential | 25,039.2 m2 | 52,583 m2 | Golden Ray Edge 3 Pte. Ltd. | $692,388,000.00 ($13,167.53) |
| Lorong 1 Toa Payoh | Residential | 15,743.0 m2 | 66,121 m2 | CDL Constellation Pte. Ltd., Frasers Property Phoenix Pte. Ltd. and Sekisui House, Ltd. | $968,000,000.00 ($14,639.83) |
7 November 2023
Tender closedTender closing for URA sale sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh
3 bids disclosed
Highest S$968,000,000 (S$14,639.83 psm GFA) from CDL Constellation Pte. Ltd., parent: City Developments Limited, Frasers Property Phoenix Pte. Ltd., parent: Frasers Property Limited and Sekisui House, Ltd.
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The Urban Redevelopment Authority (URA) closed the tender for 3 sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh today.
The public tender for the two sites at Clementi Avenue 1 and Pine Grove (Parcel B) was launched on 15 August 2023 while the tender for the site at Lorong 1 Toa Payoh was launched on 5 September 2023.
Please see Annexes A, B and C for details of the sites and tender bids received.
This is not an announcement of tender award. A decision on the award of the tender will be made after the bids have been evaluated. This will be publicised at a later date.
5 September 2023
Launched for tenderURA launches tender for sale site at Lorong 1 Toa Payoh
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The site at Lorong 1 Toa Payoh is part of the increased housing supply under the 2H2023 Government Land Sales Programme to cater to demand.
The Urban Redevelopment Authority (URA) has released a residential site at Lorong 1 Toa Payoh for sale today under the second half 2023 (2H2023) Government Land Sales (GLS) Programme.
The site at Lorong 1 Toa Payoh is launched for sale under the Confirmed List and can potentially yield about 775 residential units. These form part of the 5,160 residential units to be made available via the Confirmed List of the 2H2023 GLS programme. To cater to demand, the Government has ramped up the Confirmed List supply of private housing in the GLS programme, by 26% in 2H2023 compared to the preceding half year. With the 2H2023 supply, the Confirmed List supply of around 9,250 units for the whole of 2023 will be at its highest level in a decade.
Details on the land parcel can be found in Annex 1.
Other Details The tender for the Lorong 1 Toa Payoh site will close at 12 noon on 7 November 2023. The tender closing for the site will be batched with the 2 residential sites at Clementi Avenue 1 and Pine Grove (Parcel B) which were launched for sale in August 2023 under the Confirmed List of the 2H2023 GLS Programme.
25 May 2023
Released on the Reserve ListURA releases sale sites at Champions Way, Lorong 1 Toa Payoh and Punggol Walk
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- The two residential sites at Champions Way and Lorong 1 Toa Payoh are part of the increased housing supply under the 1H2023 Government Land Sales Programme to cater to demand
- The commercial site at Punggol Walk will help cater to demand for workspaces near homes and support decentralisation
The Urban Redevelopment Authority (URA) has released two residential sites at Champions Way and Lorong 1 Toa Payoh, and a short-term lease commercial site at Punggol Walk for sale today under the 1st half 2023 (1H2023) Government Land Sales (GLS) Programme.
**Residential sites at Champions Way and Lorong 1 Toa Payoh
The residential site at Champions Way is launched for sale under the Confirmed List and can potentially yield about 350 residential units. It forms part of the 4,090 residential units1 to be made available via the Confirmed List of the 1H2023 GLS programme and represents a 17% increase from the 3,505 units made available in 2H2022. The residential site at Lorong 1 Toa Payoh is available for application under the Reserve List and can potentially yield an additional 775 residential units. Together, the two residential sites can yield about 1,125 residential units.
Short-term lease commercial site at Punggol Walk As part of the Government’s efforts to support decentralisation and cater to demand for workspaces near homes, the Government has released a commercial site at Punggol Walk on the Reserve List, with a 30-year lease tenure and a potential yield of about 8,400 sqm of office space. The release of sites on shorter lease allows our land uses to be refreshed in shorter cycles to support businesses in adapting their operations more nimbly to changing economic trends and market demand.
Details on the three land parcels can be found in Annex 1.
Other Details The tender for Champions Way site will close at 12 noon on 12 September 2023.
More information on the three land parcels are available on the URA website at:
Champions Way
1 The total supply of 4,090 residential units will bring the total pipeline supply of private housing (including ECs) to about 58,300 units, comprising 50,200 units with planning approval and 8,100 units from GLS sites and awarded en-bloc sites that have not been granted planning approval yet.
Site facts
- Selling authority
- URA
- Allowable development
- Residential
- Tenure
- 99 years
- Programme list
- Confirmed List, launched for tender[ura-pr23-32/pr23-32a_v2.pdf]
- Site area
- 15,743 sqm[ura-pr23-32/pr23-32a_v2.pdf]
- Maximum GFA
- 66,121 sqm[ura-pr23-32/pr23-32a_v2.pdf]
- Estimated housing units
- 775[ura-pr23-32/pr23-32a_v2.pdf]
- Height control
- 145m SHD[ura-pr23-32/pr23-32a_v2.pdf]
- Facts as stated on
- 5 September 20232 versions on record: 25 May 2023, 5 September 2023. Each is kept; the one in force on the reading date is shown.
The market when bids closed
When bids closed on 7 November 2023, URA's latest quarterly figures were for 3Q2023, published 27 October 2023, 11 days earlier. The next release, 4Q2023, came on 26 January 2024. The table carries on through four releases after it.
| Private residential | 1Q2023Apr 2023 | 2Q2023Jul 2023 | On the day3Q2023Oct 2023 | 4Q2023Jan 2024 | 1Q2024Apr 2024 | 2Q2024Jul 2024 | 3Q2024Oct 2024 | Trend | Change3Q2023 to 3Q2024 |
|---|---|---|---|---|---|---|---|---|---|
| Prices | |||||||||
| Private home price index | 194.8 | 194.4 | 196.0 | 201.5 | 204.3 | 206.1 | 204.7 | +4.4% | |
| Non-landed, core central region | 146.6 | 146.5 | 142.5 | 148.1 | 153.1 | 152.6 | 150.9 | +5.9% | |
| Private rental index | 158.8 | 163.2 | 164.5 | 161.0 | 157.9 | 156.6 | 157.9 | −4.0% | |
| Sales | |||||||||
| New homes sold by developers | 1,256 | 2,127 | 1,946 | 1,092 | 1,164 | 725 | 1,160 | −40.4% | |
| Resales | 2,622 | 2,976 | 2,900 | 2,831 | 2,689 | 3,802 | 3,860 | +33.1% | |
| Sub-sales | 243 | 285 | 355 | 411 | 377 | 388 | 352 | −0.8% | |
| Units launched | 1,312 | 2,374 | 2,805 | 1,060 | 1,304 | 634 | 1,284 | −54.2% | |
| Supply | |||||||||
| Unsold, uncompleted, with planning approval | 16,252 | 17,484 | 16,747 | 16,929 | 19,936 | 19,940 | +19.1% | ||
| Pipeline with planning approval | 44,846 | 44,157 | 36,949 | 34,251 | 38,167 | 37,768 | 35,475 | −4.0% | |
| Vacancy rate | 6.0% | 6.3% | 8.4% | 8.1% | 6.8% | 6.1% | held | n/a | |
Each figure is the quarter's own value as URA printed it in that quarter's release, not as later revised. Select a figure to see the annex and page it comes from.
Held back: URA prints the number in more than one place and the table's labels do not settle which one it is, so the archive stores it but does not show it.
Sources
- Press releasePublished 25 May 2023
URA releases sale sites at Champions Way, Lorong 1 Toa Payoh and Punggol Walk
Urban Redevelopment Authority · Retrieved 18 September 2026
Source fact · Source-backedTechnical details
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- Prevo reference
- ura-pr23-15
- AnnexPublished 25 May 2023
Annex 1 to URA releases sale sites at Champions Way, Lorong 1 Toa Payoh and Punggol WalkVersion v2
Version v2 of the annex as linked from the release page; the authoritative version. Earlier versions were not supplied and are not in the capture, so supersedes_doc_key is null.
Urban Redevelopment Authority · Retrieved 18 September 2026
Source fact · Source-backedTechnical details
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- Prevo reference
- ura-pr23-15/URA pr23-15a_v2.pdf
- Press releasePublished 5 September 2023
URA launches tender for sale site at Lorong 1 Toa Payoh
Urban Redevelopment Authority · Retrieved 18 September 2026
Source fact · Source-backedTechnical details
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- Prevo reference
- ura-pr23-32
- AnnexPublished 5 September 2023
Annex 1 to URA launches tender for sale site at Lorong 1 Toa PayohVersion v2
Version v2 of the annex as linked from the release page; the authoritative version. Earlier versions were not supplied and are not in the capture, so supersedes_doc_key is null.
Urban Redevelopment Authority · Retrieved 18 September 2026
Source fact · Source-backedTechnical details
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- Prevo reference
- ura-pr23-32/pr23-32a_v2.pdf
- Press releasePublished 7 November 2023
Tender closing for URA sale sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh
Urban Redevelopment Authority · Retrieved 18 September 2026
Source fact · Source-backedTechnical details
- SHA-256
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- ura-pr23-41
- AnnexPublished 7 November 2023
Annex A to Tender closing for URA sale sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh
Urban Redevelopment Authority · Retrieved 18 September 2026
Source fact · Source-backedTechnical details
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- AnnexPublished 7 November 2023
Annex B to Tender closing for URA sale sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh
Urban Redevelopment Authority · Retrieved 18 September 2026
Source fact · Source-backedTechnical details
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- AnnexPublished 7 November 2023
Annex C to Tender closing for URA sale sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh
Urban Redevelopment Authority · Retrieved 18 September 2026
Source fact · Source-backedTechnical details
- SHA-256
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- Press releasePublished 15 November 2023
Tender award for URA sale sites at Clementi Avenue 1, Pine Grove (Parcel B) and Lorong 1 Toa Payoh
Urban Redevelopment Authority · Retrieved 18 September 2026
Source fact · Source-backedTechnical details
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