URA sale site · Reserve List, 2H2026

Serangoon North View

On the Reserve List99-year leaseSerangoon

Allowable development: Residential.

Boundary as URA's sale-site layer publishes it. Planning area: Serangoon.View on Map

Released on the Reserve List: 29 September 2026

Tender outcome

On the Reserve List. Not an open tender: no bids are invited unless the site is launched.

Site area

8,085.9sqm

Official source

As stated on 29 September 2026 [ura-pr26-68/pr26-68a.pdf]. Subject to cadastral survey

Maximum GFA

20,215sqm

Official source

As stated on 29 September 2026 [ura-pr26-68/pr26-68a.pdf]

Estimated housing yield

235homes

Estimate

URA's estimate, not a cap. As stated on 29 September 2026 [ura-pr26-68/pr26-68a.pdf]

What matters about this site

URA sale site of 8,085.9 sqm on a 99-year lease in Serangoon. Allowable development, as the record states it: Residential.

Released on the Reserve List of the 2H2026 programme.

On the Reserve List, which is not an open tender: a Reserve List site is launched only when an application with an acceptable minimum price is accepted, or when the Government decides to release it. URA estimated about 235 homes.

These are recorded site and tender facts. Feasibility, value and future pricing need separate analysis.

Investigate this site

View on Map opens the live map on this parcel, with its land use, nearby sites and layers.
Analyse site in Studio starts a study from this record's area, GFA, tenure and award. You add the assumptions; it is not a finished or compliant feasibility. Sign-in required.
Ask Prevo puts a question about this site in the panel. Nothing is sent until you send it.

View on Map Analyse site in Studio

Overview

The site particulars in force on the reading date, each with the document that stated it. A cap is labelled as a cap and an estimate as an estimate; a figure the annex did not give is absent.

Selling authority: URA
Allowable development: Residential
Tenure: 99 years
Programme list: Reserve List (2H2026 programme), available for application[ura-pr26-68/pr26-68a.pdf]
Site area: 8,085.9 sqmSubject to cadastral survey, as the annex states.[ura-pr26-68/pr26-68a.pdf]
Maximum GFA: 20,215 sqm[ura-pr26-68/pr26-68a.pdf]
Estimated housing units: 235[ura-pr26-68/pr26-68a.pdf]
Tender conditions: Housing yield: The number of units is an estimate; the annex says the actual number may vary. Not a cap.
Facts as stated on: 29 September 2026

Tender

Milestones on record

Programme: Reserve List, 2H2026, available for application, as stated on 29 September 2026. Being on a list is not a tender launch: a launch is the release that reports one.

29 September 2026Released on the Reserve List

No bids are on record. A Reserve List site has no tender until it is launched.

Comparable land sales

Other Government Land Sales awards that meet explicit criteria, read as the record stood on 19 October 2026. They show what was paid for similar land then: evidence, not a valuation of this site. Prices are as awarded, not adjusted to today.

How comparables are chosen

The same use: residential, non-landed, as this site's planning use reads.
The same tenure class: a lease.
A land rate URA published in psf ppr on gross floor area. A rate priced on site area, or one Prevo derived from the price and GFA, is a different measure and is left out.
Awarded within 5 km of this site's boundary and between 2021-10-19 and 2026-10-19, the awards on record when this site's tender closed. The search widens (3 km and five years, then 5 km, then ten years) only until three are found.
Distance only bounds the search and orders what qualified: being near is not what makes a site comparable.

The same rules Studio uses for a study dated 19 October 2026 (land comparables 2B-2.0).

11 comparable awards, published rates S$920 psf ppr to S$1,612 psf ppr.

Site	Awarded	Use and tenure	Site area and GFA	Winning bid	Land rate (published, on GFA)	Tender groups
This site	Not awarded	Residential, non-landed 99-year lease	8,085.9 sqm GFA 20,215 sqm · plot ratio 2.5	No award	Not set beside these: the site has no award, so it has no land rate.	Not on record
Chuan Grove (14,514.3 sqm parcel) 1.8 km	10 September 2025	Residential, non-landed 99-year lease	14,514.3 sqm GFA 43,543 sqm · plot ratio 3.0	S$623,910,000	S$1,331 psf ppr	5
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 1.8 km away · awarded 13 months before the closeLimits: Maximum GFA 115% larger than this site's.How its bids compared Award release
Chuan Grove 1.9 km	17 July 2025	Residential, non-landed 99-year lease	15,831.5 sqm GFA 47,495 sqm · plot ratio 3.0	S$703,600,000	S$1,376 psf ppr	7
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 1.9 km away · awarded 15 months before the closeLimits: Maximum GFA 135% larger than this site's.How its bids compared Award release
Lorong 1 Toa Payoh 3.5 km	15 November 2023	Residential, non-landed 99-year lease	15,743 sqm GFA 66,121 sqm · plot ratio 4.2	S$968,000,000	S$1,360 psf ppr	3
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 3.5 km away · awarded 2 years 11 months before the closeLimits: Maximum GFA 227% larger than this site's. Plot ratio 4.2 against this site's 2.5. Awarded 2 years 11 months before this site's tender closed; the market moved in between and the price is not adjusted for it.How its bids compared Award release
Lorong Puntong / Sin Ming Avenue 4.1 km	18 September 2026	Residential, non-landed 99-year lease	4,283.4 sqm GFA 11,994 sqm · plot ratio 2.8	S$208,099,000	S$1,612 psf ppr	7
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 4.1 km away · awarded 1 month before the closeLimits: Maximum GFA 41% smaller than this site's.How its bids compared Award release
Lentor Gardens (20,640.8 sqm parcel) 4.5 km	9 April 2025	Residential, non-landed 99-year lease	20,639.4 sqm GFA 43,343 sqm · plot ratio 2.1	S$429,230,000	S$920 psf ppr	2
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 4.5 km away · awarded 18 months before the closeLimits: Maximum GFA 114% larger than this site's.How its bids compared Award release
Lentor Central (14,703.2 sqm parcel) 4.5 km	18 September 2023	Residential, non-landed 99-year lease	14,703.2 sqm GFA 41,169 sqm · plot ratio 2.8	S$435,166,426	S$982 psf ppr	2
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 4.5 km away · awarded 3 years 1 month before the closeLimits: Maximum GFA 104% larger than this site's. Awarded 3 years 1 month before this site's tender closed; the market moved in between and the price is not adjusted for it.How its bids compared Award release
Lentor Gardens 4.2 km	13 April 2023	Residential, non-landed 99-year lease	21,866.7 sqm GFA 45,921 sqm · plot ratio 2.1	S$486,800,222	S$985 psf ppr	1
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 4.2 km away · awarded 3 years 6 months before the closeLimits: Maximum GFA 127% larger than this site's. Awarded 3 years 6 months before this site's tender closed; the market moved in between and the price is not adjusted for it.How its bids compared Award release
Lentor Hills Road (Parcel B) 4.1 km	19 September 2022	Residential, non-landed 99-year lease	10,819 sqm GFA 22,720 sqm · plot ratio 2.1	S$276,360,000	S$1,130 psf ppr	2
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 4.1 km away · awarded 4 years 1 month before the closeLimits: Awarded 4 years 1 month before this site's tender closed; the market moved in between and the price is not adjusted for it.How its bids compared Award release
Lentor Central (13,444.3 sqm parcel) 4.3 km	19 September 2022	Residential, non-landed 99-year lease	13,444.3 sqm GFA 40,333 sqm · plot ratio 3.0	S$481,028,300	S$1,108 psf ppr	3
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 4.3 km away · awarded 4 years 1 month before the closeLimits: Maximum GFA 100% larger than this site's. Awarded 4 years 1 month before this site's tender closed; the market moved in between and the price is not adjusted for it.How its bids compared Award release
Lentor Hills Road (Parcel A) 4.2 km	26 January 2022	Residential, non-landed 99-year lease	17,136.9 sqm GFA 51,411 sqm · plot ratio 3.0	S$586,591,288	S$1,060 psf ppr	4
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 4.2 km away · awarded 4 years 9 months before the closeLimits: Maximum GFA 154% larger than this site's. Awarded 4 years 9 months before this site's tender closed; the market moved in between and the price is not adjusted for it.How its bids compared Award release
Lentor Central (15,926.2 sqm parcel) 4.5 km	6 March 2026	Residential, non-landed 99-year lease	15,925.8 sqm GFA 47,778 sqm · plot ratio 3.0	S$657,100,000	S$1,278 psf ppr	5
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 4.5 km away · awarded 7 months before the closeLimits: Maximum GFA 136% larger than this site's.How its bids compared Award release

Sale sites around this one left out: 66 of a different use, 43 awarded before the window, 31 with no psf ppr published on GFA.

Reading comparable land sales…

Location

Parcel: Boundary published in URA's sale-site layer, drawn at the top of the page.
Planning area: Serangoon, as URA's sale-site layer gives it.
On the map: View on Map for the parcel in its surroundings: Master Plan land use, transport, nearby sale sites and developments.

Developments nearby

Private developments within 1 km of the site's boundary, nearest first, measured boundary to boundary. Being nearby makes them context, not comparables; their prices and transactions are on the map.

THE GARDEN RESIDENCES · Apartment · 99 yrs lease commencing from 2017 · its land saleTouches the site
KENSINGTON PARK CONDOMINIUM · Condominium · 999 yrs lease commencing from 18785 m
CHEPSTOW VILLE · Semi-Detached House · 999 yrs lease commencing from 1953325 m
AFFINITY AT SERANGOON · Apartment · 99 yrs lease commencing from 2018325 m
SERANGOON GARDEN VIEW · Terrace House · 999 yrs lease commencing from 1879457 m
8 ON CHUAN · Terrace House · 99 yrs lease commencing from 2001541 m
ONE ROSYTH · Apartment · 999 yrs lease commencing from 1886549 m
ROSYTH VILLE · Apartment · 999 yrs lease commencing from 1886563 m
3@PHILLIPS · Apartment · 999 yrs lease commencing from 1886582 m
LE ROYCE @ LEITH PARK · Terrace House · Freehold583 m

The nearest 10 of 30; the map shows them all.

Finding developments nearby…

Market

No tender close is on record for this site, so there is no market-at-close reading.

Analyse in Studio

Start a preliminary feasibility study from this site in Prevo Studio. It is a working model for your own assumptions, not a valuation, an approval or a completed feasibility.

Carried from this record

Site boundary: From the agency's sale-site layer
Site area: 8,085.9 sqm
Maximum GFA: 20,215 sqm
Tenure: 99-year lease
Land price: Not carried: no award, so you enter your own
Comparable land sales: Read again by the same rules on the study's own date, so a study begun today may hold later awards than this page

You confirm in Studio

The cadastral lots under the sale boundary, before planning controls are read from them.
Zoning, plot ratio and height controls, read from the Master Plan layers; each one Studio cannot settle is marked for you to enter.
The selling price: Studio offers an estimate from nearby new sales, labelled as an estimate, for you to replace.
Construction costs, unit mix and the other scheme assumptions.
Your land price: the record holds no award for this site.

Analyse this site in StudioSign in required. A study is visible only to you unless you share its report.

Sources

Every release that touched the site, latest first, each on its own date with its text folded beneath, then the documents behind the page.

29 September 2026

Released on the Reserve List

URA releases two sale sites at East Coast Road and Serangoon North View

Read the press releaseura-pr26-68

The Urban Redevelopment Authority (URA) has released two residential sites at East Coast Road and Serangoon North View for sale today under the second half 2026 (2H2026) Government Land Sales (GLS) Programme.

The Confirmed List site at East Coast Road can potentially yield about 85 residential units. The site at Serangoon North View is available for application under the Reserve List and can potentially yield 235 residential units. Details on the two sites can be found in Annex A.

Other details

The tender for the East Coast Road site will close at 12 noon on 3 December 2026.

Source documents2 documents: type, publisher, retrieval date, link and hash

Press releasePublished 29 September 2026
URA releases two sale sites at East Coast Road and Serangoon North View
Urban Redevelopment Authority · Retrieved 19 October 2026
Source fact · Source-backed
Open original source
Technical details
SHA-256
b17f22f3866742debeedc53341a181bee2fdd6de4e2df5688e8360635d35414d
Size
432,926 bytes
Format
text/html
Retrieved at
2026-10-19 07:05:06 UTC
Prevo reference
ura-pr26-68
AnnexPublished 29 September 2026
Annex A to URA releases two sale sites at East Coast Road and Serangoon North View
Urban Redevelopment Authority · Retrieved 19 October 2026
Source fact · Source-backed
Open original source
Technical details
SHA-256
ab5c17fb27a2e2467134a9bbc32cb4ad76926f5a8b1a1fc1fa4f2b6e4a05b124
Size
93,401 bytes
Format
application/pdf
Retrieved at
2026-10-19 07:05:06 UTC
Prevo reference
ura-pr26-68/pr26-68a.pdf