Zion Road (Parcel B)

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1. The Urban Redevelopment Authority (URA) has awarded the tenders for the four sites at Canberra Crescent, De Souza Avenue, Zion Road (Parcel B) and Margaret Drive to the respective highest tenderers, namely Peak Nature Pte Ltd and Huatland Development Pte. Ltd. for the site at Canberra Crescent; SL Capital (8) Pte Ltd for the site at De Souza Avenue; Valerian Residential Pte. Ltd. for the site at Zion Road (Parcel B); and Intrepid Investments Pte. Ltd., Hong Realty (Private) Limited and GuocoLand (Singapore) Pte. Ltd. for the site at Margaret Drive.

2. The sites at Canberra Crescent and De Souza Avenue were launched for tender on 16 April 2024, while the site at Zion Road (Parcel B) and Margaret Drive were launched on 13 May 2024 and 30 May 2024 respectively. The tenders for the sites at Canberra Crescent, De Souza Avenue and Zion Road (Parcel B) closed on 18 July 2024, while the tender for the site at Margaret Drive closed on 1 August 2024. All four sites were offered for sale on 99-year lease terms.

3. Details of the four awarded sites and the respective successful tenderers are provided below:

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1. The Urban Redevelopment Authority (URA) closed the tender for the 3 sites at Canberra Crescent, De Souza Avenue and Zion Road (Parcel B) today.

2. The sites at Canberra Crescent and De Souza Avenue were launched for public tender on 16 April 2024. The site at Zion Road (Parcel B) was on the Reserve List of the Government Land Sales Programme. URA had, on 18 April 2024, accepted a successful application for the site to be put up for sale and it was launched for public tender on 13 May 2024. The 3 sites were offered for sale on 99-year lease.

3. Please see Annexes A, B andC for details of the sites and tender bids received.

4. 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.

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The Urban Redevelopment Authority (URA) has released a residential site at Zion Road (Parcel B) for sale today under the Reserve List of the first half 2024 (1H2024) Government Land Sales (GLS) Programme.

Reflecting continued market interest in GLS sites, this site received a successful application from a developer for tender launch, with a commitment to submit a bid not lower than a minimum bid price of $604,567,890 in the tender. The successful application follows the award of five GLS residential sites in the year to date, including the adjacent site at Zion Road (Parcel A) last month.

To cater to demand, the Government has increased the Confirmed List supply of private housing in the GLS programme to 5,450 units in 1H2024, from 4,090 units in 1H2023 and 5,160 units in 2H2023. This is the highest supply on the Confirmed List in a single GLS Programme since the 2H2013 GLS Programme. In addition, the Government has made available a total supply of 3,460 residential units in the Reserve List of the 1H2024 GLS programme, to allow developers to activate more sites for tender launch if they assess that there is demand.

Details on the land parcel can be found inAnnex 1.

Other Details The tender for the Zion Road (Parcel B) site will close at 12 noon on 18 July 2024.

The tender closing for this site will be batched with the two residential sites at Canberra Crescent and De Souza Avenue, which were launched on 16 April 2024 under the Confirmed List of the 1H2024 GLS Programme. Any tender below the minimum bid price of $604,567,890 will not be accepted. More details on the land parcel are available on the URA website at

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The Urban Redevelopment Authority (URA) announced today that it has accepted an application from a developer to put up the Residential site at Zion Road (Parcel B) for sale by public tender. This is a Reserve List site on the first half 2024 (1H2024) Government Land Sales Programme.

URA has received an application from a developer for the site to be put up for public tender. The developer has committed to submit a bid not lower than a minimum price of $604,567,890 in the tender for the land parcel. As the minimum price committed by the developer is assessed to be acceptable to the Government, the site will be released for sale by public tender.

In accordance with the procedures of the Reserve List system, URA is making public the minimum price committed for the site. However, the identity of the applicant will not be released. URA will launch the public tender for the site in May 2024 and close the tender in July 2024.

Details of the land parcel With a land area of about 0.9 ha, the Residential site at Zion Road (Parcel B) will have a maximum permissible gross floor area of 52,002 m2 and can yield about 610 private residential units.
Details of the land parcel are provided in Annex 1._

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To cater to the rising private housing rental demand, two sites — Zion Road Parcel A and Upper Thomson Road Parcel A — are launched to pilot long-stay Serviced Apartments with a 3-month minimum stay requirement1.

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The Government has released more than 9,000 residential units on the Confirmed List in the whole of 2023 (including long-stay Serviced Apartments), which is the highest in a decade. Increase in release for private housing supply (including long-stay Serviced Apartments) for upcoming GLS programmes will address both purchase and rental demand, while promoting market stability.

The Urban Redevelopment Authority (URA) has released four residential sites at Upper Thomson Road (Parcels A & B) and Zion Road (Parcels A & B) for sale today under the second half 2023 (2H2023) Government Land Sales (GLS) Programme. The sites at Upper Thomson Road (Parcels A & B) and Zion Road (Parcel A) are launched for sale under the Confirmed List, and can potentially yield a total of 2,750 units (including long-stay Serviced Apartments), while Zion Road (Parcel B) is available for application under the Reserve List with a potential yield of 610 residential units. Together, these four sites can potentially yield 3,360 residential units (including long-stay Serviced Apartments).

New Long-stay Serviced Apartments While homeownership aspirations among Singaporeans remain strong, there is a segment of the population that opts to rent. This includes some younger Singaporeans who may choose to rent as a start. Singaporeans who are awaiting the completion of their new or renovated homes, as well as those who come to study or work in Singapore may also seek rental housing. While Serviced Apartments partially cater to this demand, potential tenants who need to rent Serviced Apartments for longer durations would have to compete with those seeking shorter stays, including tourists and business travellers. We have thus consulted the industry extensively on options to cater to such longer-term housing needs.

To expand the range of housing options available and ensure Serviced Apartments can be more targeted in meeting demand for longer stays, the Government will be releasing sites for a new category of long-stay Serviced Apartments with a 3-month minimum stay requirement. Similar to existing Serviced Apartments with a 7-day minimum stay requirement, these long-stay Serviced Apartments cannot be strata subdivided for sale.

The two Confirmed List sites at Upper Thomson Road (Parcel A) and Zion Road (Parcel A) will have a potential combined yield of around 535 long-stay Serviced Apartments, and around 1,275 conventional residential units. Both sites are located near to existing MRT stations and will provide residents with easy access to the city centre, employment nodes, and various amenities. The injection of rental housing supply from the release of such sites will complement conventional rental housing in the market to cater to different needs and help ensure a healthy rental supply.

New neighbourhood in Springleaf Precinct A new neighbourhood will soon be introduced to the Springleaf Precinct with the launch of Upper Thomson Road (Parcels A & B) for sale. Current and future residents can look forward to more amenities in the area, as well as improved pedestrian accessibility to the new Springleaf MRT station.

As the sites are close to the Central Catchment Nature Reserve, a biodiversity-sensitive development approach was taken for these sites. The conserved building of the former Seletar Institute is also situated at the location. Bearing in mind the ecological context as well as the heritage of the area, agencies have conducted extensive environmental and consultancy studies to guide development plans. The findings from the studies as well as plans for the precinct were exhibited as part of the Long-Term Plan Review. Engagements and consultations were conducted with nature and heritage groups, as well as the local community, which aided in drawing up plans for the new neighbourhood. The findings and feedback guided plans to ensure that impact on the surrounding biodiversity is minimised and ecological connectivity is safeguarded in the area. Refer to Annex 1 for details of the land parcels and this link for more information on the biodiversity-sensitive development approach for the precinct.

The successful tenderers for Upper Thomson Road (Parcels A & B) will be required to incorporate biodiversity-sensitive urban design strategies in their proposed developments. They are also strongly encouraged to propose innovative proposals that meet or exceed typical planning and urban design requirements. In addition, the successful tenderer for Upper Thomson Road (Parcel B) will be required to sensitively integrate the conserved building of the former Seletar Institute with the proposed development to preserve the heritage and identity of the area.

Sites are part of increased GLS supply in 2023 In total, the Government has released more than 9,000 Confirmed List units in the whole of 2023 (including long-stay Serviced Apartments), which is the highest in a decade. This is also around 50% higher than the supply in 2022, and around 2.5 times the supply in 2021. More private housing supply, including long-stay Serviced Apartments, will be released in upcoming GLS programmes to cater to purchase and rental demand.

Other Details The tenders for Upper Thomson Road (Parcel B) and Zion Road (Parcel A) sites will close at 12 noon on 4 April 2024 while that for Upper Thomson Road (Parcel A) will close on 19 June 2024.

Upper Thomson Road (Parcels A & B) and Zion Road (Parcel A)

More information on planning guidelines for long-stay Serviced Apartments is available via the circular issued by URA dated 4 December 2023 – “Guidelines for Serviced Apartments II (SA2)”.

1These will be known officially as the Serviced Apartments II (SA2) typology.

2Of these, two are zoned Residential and the other two are zoned Residential with Commercial at 1st Storey (see Annex 1).