New Upper Changi Road
AwardedResidential. URA sale site.
S$1,425,388,000
S$16,544.65 psm GFA, about S$1,537 psf ppr (derived). Awarded 4 September 2026 to United Venture Development (Daisy) Pte. Ltd., parent: UOL Group Limited / Singapore Land Group Limited (joint venture; exact shareholding to verify) and CL Sapphire Pte. Ltd., parent: CapitaLand Development / CapitaLand Group Pte. Ltd.
| Location | Allowable development | Site area | Maximum permissible GFA | Successful tenderer | Tendered price (S$ psm of GFA) |
|---|---|---|---|---|---|
| New Upper Changi Road | Residential | 30,769 m² | 86,154 m² | United Venture Development (Daisy) Pte. Ltd., parent: UOL Group Limited / Singapore Land Group Limited (joint venture; exact shareholding to verify) and CL Sapphire Pte. Ltd., parent: CapitaLand Development / CapitaLand Group Pte. Ltd. | S$1,425,388,000(S$16,544.65) |
As listed at the close of 1 September 2026 (ura-pr26-63), with the outcome the award of 4 September 2026 gave each.
| Rank | Tenderer | Tendered price | S$ psm GFA | S$ psf ppr (derived) | Outcome |
|---|---|---|---|---|---|
| 1 | United Venture Development (Daisy) Pte. Ltd., parent: UOL Group Limited / Singapore Land Group Limited (joint venture; exact shareholding to verify) and CL Sapphire Pte. Ltd., parent: CapitaLand Development / CapitaLand Group Pte. Ltd. | S$1,425,388,000 | S$16,544.65 | S$1,537 | Awarded |
| 2 | CDL Constellation Pte. Ltd., parent: City Developments Limited and Hong Realty (Private) Limited, parent: Hong Leong Investment Holdings Pte. Ltd. | S$1,252,000,000 | S$14,532.12 | S$1,350 | Unsuccessful |
| 3 | GuocoLand (Singapore) Pte. Ltd., parent: GuocoLand Limited and Apricate Pte. Ltd. | S$1,242,664,619 | S$14,423.76 | S$1,340 | Unsuccessful |
| 4 | Sim Lian Land Pte Ltd, parent: Sim Lian Group Limited and Sim Lian Development Pte Ltd, parent: Sim Lian Group Limited | S$1,215,000,000 | S$14,102.65 | S$1,310 | 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.
4 September 2026
AwardedTender award for URA sale site at New Upper Changi Road
Awarded to
United Venture Development (Daisy) Pte. Ltd., parent: UOL Group Limited / Singapore Land Group Limited (joint venture; exact shareholding to verify) and CL Sapphire Pte. Ltd., parent: CapitaLand Development / CapitaLand Group Pte. Ltd., S$1,425,388,000 (S$16,544.65 psm GFA, about S$1,537 psf ppr).
Read the press releaseHide the press releaseura-pr26-64
-
The Urban Redevelopment Authority has awarded the tender for the site at New Upper Changi Road to the highest tenderer, United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd.
-
The site at New Upper Changi Road was launched for tender on 15 May 2026. The tender for the site closed on 1 September 2026. The site was offered for sale on a 99-year lease term.
-
Details of the awarded site and the successful tenderer are provided below:
| LOCATION | ALLOWABLE DEVELOPMENT | SITE AREA | MAXIMUM PERMISSIBLE GROSS FLOOR AREA (GFA) | SUCCESSFUL TENDERER | TENDERED PRICE ($PSM of GFA) |
|---|---|---|---|---|---|
| New Upper Changi Road | Residential | 30,769.0 m² | 86,154 m² | United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd. | $1,425,388,000.00 ($16,544.65) |
1 September 2026
Tender closedTender closing for URA sale site at New Upper Changi Road
4 bids disclosed
Highest S$1,425,388,000 (S$16,544.65 psm GFA) from United Venture Development (Daisy) Pte. Ltd., parent: UOL Group Limited / Singapore Land Group Limited (joint venture; exact shareholding to verify) and CL Sapphire Pte. Ltd., parent: CapitaLand Development / CapitaLand Group Pte. Ltd.
Read the press releaseHide the press releaseura-pr26-63
-
The Urban Redevelopment Authority closed the tender for the site at New Upper Changi Road today.
-
The site at New Upper Changi Road was launched for public tender on 15 May 2026.
-
Please see Annex A for details of the site and tender bids received.
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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.
15 May 2026
Launched for tender, Confirmed ListURA releases two sale sites at Berlayar Drive and New Upper Changi Road
Read the press releaseHide the press releaseura-pr26-38
1 The Urban Redevelopment Authority (URA) has released two residential sites at Berlayar Drive and New Upper Changi Road for sale today under the first half 2026 (1H2026) Government Land Sales (GLS) Programme.
2 The sites at Berlayar Drive and New Upper Changi Road (located near Bedok MRT station) can potentially yield about 415 and 1,010 residential units, respectively. These form part of the 4,575 residential units to be released via the Confirmed List of the 1H2026 GLS programme, which is 50% above the average Confirmed List supply per GLS programme over the past decade. Details on the two sites can be found in Annex A.
Other Details 3 The tender for the Berlayar Drive and New Upper Changi Road sites will close at 12 noon on 4 August 2026 and 1 September 2026, respectively.
Site facts
- Selling authority
- URA
- Allowable development
- Residential
- Tenure
- 99 years
- Programme list
- Confirmed List (1H2026 programme), launched for tender[ura-pr26-38/pr26-38a.pdf]
- Site area
- 30,769 sqmSubject to cadastral survey, as the annex states.[ura-pr26-38/pr26-38a.pdf]
- Maximum GFA
- 86,154 sqm[ura-pr26-38/pr26-38a.pdf]
- Estimated housing units
- 1,010[ura-pr26-38/pr26-38a.pdf]
- Height control
- 64m SHD; low-rise zone 5 storeys[ura-pr26-38/pr26-38a.pdf]
- Tender conditions
- Height, low-rise zone: 5 storeys
- Housing yield: The number of units is an estimate; the annex says the actual number may vary. Not a cap.
- Facts as stated on
- 15 May 2026
The market when bids closed
When bids closed on 1 September 2026, URA's latest quarterly figures were for 2Q2026, published 24 July 2026, 39 days earlier.
No release since the close is in the archive yet. Figures will appear here as releases are added.
| Private residential | 4Q2025Jan 2026 | 1Q2026Apr 2026 | On the day2Q2026Jul 2026 | Trend |
|---|---|---|---|---|
| Prices | ||||
| Private home price index | 216.4 | 218.3 | 219.4 | |
| Non-landed, core central region | 157.7 | 158.6 | 161.5 | |
| Private rental index | 160.9 | 161.4 | 162.5 | |
| Sales | ||||
| New homes sold by developers | 2,940 | 2,013 | 2,141 | |
| Resales | 3,529 | 3,225 | 3,813 | |
| Sub-sales | 230 | 175 | 194 | |
| Units launched | 2,632 | 1,844 | 1,783 | |
| Supply | ||||
| Unsold, uncompleted, with planning approval | 14,859 | 16,095 | 14,929 | |
| Pipeline with planning approval | 35,690 | 38,133 | 38,556 | |
| Vacancy rate | 6.0% | 6.2% | 6.4% | |
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 15 May 2026
URA releases two sale sites at Berlayar Drive and New Upper Changi Road
Urban Redevelopment Authority · Retrieved 19 September 2026
Source fact · Source-backedTechnical details
- SHA-256
- 27540da9d3963a353a335deb2ec7e4f147a64d53d3aafe3faaabc8ebf772df01
- Size
- 429,670 bytes
- Format
- text/html
- Retrieved at
- 2026-09-19 03:18:08 UTC
- Prevo reference
- ura-pr26-38
- AnnexPublished 15 May 2026
Annex A to URA releases two sale sites at Berlayar Drive and New Upper Changi Road
Urban Redevelopment Authority · Retrieved 19 September 2026
Source fact · Source-backedTechnical details
- SHA-256
- 8bf7dcfb717c2ac6d7b90ca1ce0621764e4a8d88309681158b40b39d94cf1e0e
- Size
- 91,817 bytes
- Format
- application/pdf
- Retrieved at
- 2026-09-19 03:18:08 UTC
- Prevo reference
- ura-pr26-38/pr26-38a.pdf
- Press releasePublished 1 September 2026
Tender closing for URA sale site at New Upper Changi Road
Urban Redevelopment Authority · Retrieved 19 September 2026
Source fact · Source-backedTechnical details
- SHA-256
- 8a3cfc6fcc3033d3aeb50795e2a5546c5532183febe1d63420edd379fb305213
- Size
- 425,963 bytes
- Format
- text/html
- Retrieved at
- 2026-09-19 03:18:10 UTC
- Prevo reference
- ura-pr26-63
- AnnexPublished 1 September 2026
Annex A to Tender closing for URA sale site at New Upper Changi Road
Urban Redevelopment Authority · Retrieved 19 September 2026
Source fact · Source-backedTechnical details
- SHA-256
- 55c30aa0ac197b2ab0e28ed673054673a61fd42280b560de3801bc29de809f79
- Size
- 87,524 bytes
- Format
- application/pdf
- Retrieved at
- 2026-09-19 03:18:10 UTC
- Prevo reference
- ura-pr26-63/pr26-63a.pdf
- Press releasePublished 4 September 2026
Tender award for URA sale site at New Upper Changi Road
Urban Redevelopment Authority · Retrieved 19 September 2026
Source fact · Source-backedTechnical details
- SHA-256
- d46982c4dee5cd62c5ff6a5cb9ebd87918bd3fc5506af3bba86a603477965872
- Size
- 450,759 bytes
- Format
- text/html
- Retrieved at
- 2026-09-19 03:18:10 UTC
- Prevo reference
- ura-pr26-64