BUY AND SELL A SINGAPORE PROPERTY FROM THE COMFORT OF YOUR HOUSE

Singapore’s first Government Land Sale (GLS) site in the new Dover-Medway neighbourhood has attracted robust developer interest, with six bids submitted at the close of the tender on March 26. The top bid of S$951 million — translating to approximately S$1,556 per square foot per plot ratio (psf ppr) — came in at the upper end of market expectations, reflecting strong confidence in the area’s growth potential. The winning bid was submitted by a consortium comprising Forsea Holdings, Qingjian Realty and Jianan Capital. Notably, this same consortium had previously secured two nearby sites in Media Circle in 2024 and 2025, reinforcing their strategic commitment to the one-north precinct. Competitive Bidding Reflects Market Confidence The second-highest bid of S$1,491 psf ppr came from a joint venture between Sunway MCL Land and CSC Land Group, just 4.4% below the top bid. Other notable bidders included: Frasers Property and Hoi Hup Realty (S$1,455 psf ppr) A consortium led by CapitaLand Development, alongside Mitsubishi Estate Asia, UOL Group, Singapore Land Group and Kheng Leong Company (S$1,453 psf ppr) Sim Lian Land and Sim Lian Development (S$1,366 psf ppr) The lowest bid of S$1,360 psf ppr was submitted by a consortium including Intrepid Investments, GuocoLand and TID Residential. The relatively narrow 14.4% gap between the highest and lowest bids suggests a broad consensus among developers regarding the site’s value and future potential. Strategic Location with Strong Demand Drivers The 99-year leasehold site is zoned for residential use with commercial space on the first storey and can yield approximately 625 private homes. Its prime location is one of its strongest selling points. Situated near Dover Road and the future Dover Drive, the site is within walking distance to one-north MRT station and close to reputable schools such as Fairfield Methodist School (Primary) and Fairfield Methodist School (Secondary). Its proximity to the one-north business park — a key innovation and research hub — further enhances its appeal to both owner-occupiers and investors. Developers are also optimistic about rental demand, given the concentration of technology firms, biomedical companies and research institutions in the vicinity. First New Launch in Dover in Over 20 Years According to the consortium, this project will mark the first new residential launch in the Dover area in more than two decades — a factor expected to drive strong pent-up demand. The spokesperson noted that the site offers an opportunity to create a “distinctive development” within a new residential enclave. This aligns with broader plans under the Urban Redevelopment Authority Master Plan, where Dover-Medway is envisioned as a vibrant mixed-use neighbourhood within the Greater one-north hub. Benchmarking Against Recent GLS and New Launches Recent land sales and project performances in the area provide further context for the strong bidding: Media Circle (Parcel A) GLS site (March 2025): ~S$1,037 psf ppr Adjacent Media Circle site (January 2024): S$1,191 psf ppr Bloomsbury Residences (on Media Circle site) achieved over 80% take-up since its April 2025 launch Blossoms by the Park (2021 GLS): S$1,246 psf ppr The Hill @ One-North (2021 GLS): S$1,210 psf ppr More recently, Lydenwoods demonstrated exceptional demand, selling 94% of its units at an average price of S$2,450 psf during its launch weekend in July 2025 — further reinforcing buyer appetite in the district. Development Potential and Future Outlook The Dover Drive site can be developed into a project with a maximum gross floor area (GFA) of approximately 611,099 sq ft. It will also include: At least 5,920 sq ft allocated for a childcare centre Up to 32,292 sq ft of commercial space A mandatory supermarket component of at least 10,764 sq ft These integrated amenities are expected to enhance liveability and create a self-sustaining residential enclave. PropertyForSale.com.sg Insights The strong bidding outcome for the Dover Drive GLS site highlights a clear trend — developers are increasingly confident in city-fringe innovation hubs like one-north, where strong rental demand, limited new supply and excellent connectivity converge. For buyers and investors, this signals potential upside in both capital appreciation and rental yields. With the first new launch in Dover in over 20 years on the horizon, this project could become a landmark development in the transformation of the Dover-Medway precinct. JT Chia, Managing Director at PropertyForSale, said that based on the actual land bid of S$1,556 psf ppr and current market benchmarks in one-north / city-fringe areas, the project launch price would be in the following range. Entry units (1–2 bedders): ~$2,600 – $2,700 psf Average project price: ~$2,700 – $2,850 psf Premium stacks / higher floors: ~$2,900 psf or higher "This Dover GLS is better positioned than Media Circle sites. It is walking distance to MRT (one-north)," he added. For more in-depth property insights and transaction data, visit PropertyForSale.com.sg Research & Analysis.

A wholly owned subsidiary of Soon Hock Enterprise has successfully acquired Kewalram House via an en bloc tender for S$120.5 million, reinforcing continued confidence in Singapore’s industrial property sector. The Business 1 (B1)-zoned site was transacted at approximately S$440 per square foot per plot ratio (psf ppr), based on a gross plot ratio of 2.5. The development occupies a regular land parcel of about 108,359 sq ft, translating to a maximum permissible gross floor area of around 270,898 sq ft under the Urban Redevelopment Authority Master Plan. Kewalram House is strategically located across 28, 30, 32, 34, 36 Jalan Kilang Barat and 8 Jalan Kilang Timor, the site sits within a well-established industrial enclave, offering strong connectivity and accessibility for businesses. Strategic Expansion Amid Sustained Industrial Demand According to Walter Tan, Executive Director and CEO of Soon Hock Enterprise, the acquisition represents a strategic move to strengthen and expand the group’s industrial portfolio. He emphasised that the company is well-positioned to capture sustained demand within Singapore’s industrial sector. This aligns with broader market trends, where industrial assets—particularly those supporting logistics, e-commerce, and light manufacturing—continue to demonstrate resilience amid economic uncertainties. Attractive Entry Pricing and Asset Enhancement Potential The purchase price of S$120.51 million reflects a competitive entry point for a non-JTC industrial asset of this scale. With a 99-year leasehold tenure commencing from 1 January 1961, the property presents opportunities for redevelopment, asset rejuvenation, or repositioning to meet evolving industrial requirements. Given the limited supply of sizeable industrial land plots in Singapore, such acquisitions are increasingly viewed as long-term strategic plays by developers seeking stable income streams and capital appreciation. Market Implications: Confidence in Industrial Real Estate The successful tender highlights sustained investor confidence in Singapore’s industrial property market. As supply remains controlled and demand continues to be supported by structural drivers such as digitalisation and supply chain transformation, industrial real estate is expected to remain a key asset class for both developers and institutional investors. Transactions of this nature also underscore the importance of data-driven decision-making in identifying undervalued opportunities—an approach increasingly adopted by market participants leveraging platforms like PropertyForSale.com.sg to analyse transaction trends and market performance. For more insights and latest property transactions, visit: https://www.propertyforsale.com.sg/research-analysis

A unit at Casa Jervois was just sold for a record-high of $2,215 psf for a total of $3.53 million. The 148 sqm is a freehold and is located along Jervois Road. This 3 bedrooms unit is on the 1st to 5th floor range and its floor area is equivalent to 1,593-sq ft. The recent property transaction surpassed the previous record high in Casa Jervois. In April 2025, a 3 bedrooms unit was sold for $2,102 psf ($2.58 million total). That 3 bedrooms unit measures 1,227 sq ft and is locate on the 1st to 5th floor range. These two resale transactions surpassed 2023's record high of $2,100 psf ($2.6 million total), which was set by a apartment sold in April 2023.It is a bigger unit withe a floor area of 1,237 sq ft., it is located on the 1st to 5th floor range and it is a freehold. Casa Jervois is a boutique freehold condominium located along Jervois Road in Singapore’s prime District 10. Completed in 1990 with just 31 residential units, it offers a rare low-density living environment in a quiet, landed-style enclave near Orchard Road and the CBD. Its central location provides convenient access to amenities, reputable schools, and nearby MRT stations, making it attractive for homeowners who value both privacy and connectivity. The development features relatively large unit sizes compared to newer projects, along with basic facilities such as a swimming pool, gym, and security. While its older age means more dated design and less modern facilities, it is often seen as a value buy within the Core Central Region, with prices generally lower than newer freehold launches nearby. You can check all the transactions (and more) for Casa Jervois using our research tools. The apartment should appeal to parents with school-going children, as they are within walking distance of several schools, including Gan Eng Seng Primary School, Zhangde Primary School, DIMENSIONS Primary School (Orchard Campus), Queensway Secondary School, Outram Secondary School and Queenstown Secondary School. Nearby subway stations include Orchard Boulevard, Orchard and Tiong Bahru. Shopping can be done in places like Sheng Siong Supermarket, FairPrice Finest and NTUC FairPrice.

A 2 room HDB flat at 109 Aljunied Crescent was just sold for a record high price of $370,000 ($764 psf). The lease of the 45 sqm flat started in 1986, leaving it with a remaining lease of 58 years. The flat is located on the 7th to 9th storey range. This floor area is equivalent to 484-sq ft. The recent transaction surpassed the previous record high for 2 room flats in Geylang. In October 2025, a 2 room at 109 Aljunied Crescent was sold for $347,000 ($716 psf). That flat also measures 484 sq ft and is located on the 10th to 12th storeys. Both flats started their lease in 1986. These two transactions surpassed 2024's record high of $327,300 ($676 psf), which was set by a flat that is located at 109 Aljunied Crescent. That unit was sold in December 2024. The flat measures 484 sq ft. It is located on the 4th to 6th storeys and it has a remaining lease of 60 years. Aljunied Crescent is part of an older HDB estate in the Geylang/Aljunied area, with many flats built decades ago. In Singapore, older estates tend to have: Long-time residents who have aged in place Lower turnover compared to newer towns Smaller flat types (e.g. 2- and 3-room), which are often occupied by seniors There are also community outreach efforts targeting seniors in blocks around Aljunied Crescent, which indicates a meaningful elderly presence in the area Three private property transactions were recently recorded nearby, a 570 sq ft condo unit at Tre Residences along Geylang East Avenue 1 was sold for 1.16 million, a 441 sq ft unit at Sims Urban Oasis along Sims Drive was sold for $885,000 and an apartment at Penrose along Sims Drive was sold for $970,000. You can check all the resale transactions (and more) for 2 room flats in Geylang using our property research tools. The HDB flat should appeal to parents with school-going children, as they are within walking distance of several schools, including Cedar Primary School, Bendemeer Primary School, Maris Stella High School (Primary), Chung Cheng High School (Main), Geylang Methodist School (Secondary) and Dunman High School. Nearby MRT stations include Paya Lebar, Aljunied and Mattar. Grocery shopping can be done in places like Sheng Siong Supermarket, FairPrice Geylang East and Scarlett Supermarket @ Geylang.

A unit at Villa De West was just sold for a record-high of $2.56 million ($1,424 psf). The 167 sqm is a freehold and is located along Pasir Panjang Road. This condominium is on the 1st to 5th floor range and its floor area is equivalent to 1,797-sq ft. The recent property transaction surpassed the previous record high in Villa De West. In October 2020, a 3 bedrooms unit was sold for $2.05 million ($1,018 psf). That 3 bedrooms unit is bigger and measures 2,012 sq ft. These two resale transactions surpassed 2018's record high of $1.78 million ($1,014 psf), which was set by a condominium sold in March 2018.It is a smaller unit with a floor area of 1,754 sq ft., it is located on the 1st to 5th floor range and it is a freehold. Villa De West is a boutique freehold condominium located along Pasir Panjang Road in District 5, completed in 1995 with only about 83 units. It offers spacious 2- and 3-bedroom layouts, making it attractive for buyers who prioritise larger living spaces and privacy. Its proximity to key areas such as NUS, Science Park, and MRT stations like Kent Ridge and Haw Par Villa also supports steady rental demand, especially from students, researchers, and expatriates. From a market perspective, Villa De West is positioned as a value play, with prices typically lower on a psf basis compared to newer launches in the area. While it benefits from freehold tenure and a low-density environment, its age and older facilities may limit capital appreciation compared to newer developments. As such, it is better suited for own-stay buyers or long-term investors seeking stability rather than those chasing short-term gains or strong upside potential. Moreover, it is a low rise development which may not appeal to those who prefers to stay on a high floor. You can check all the property transactions (and more) for Villa De West using our research tools. Whitehaven, a nearby condo was recently transacted for $1.8 million although the floor area is 1,001 sq ft.  The condominium should appeal to parents with school-going children, as they are within walking distance of several schools, including Fairfield Methodist School (Primary), Tanglin Junior School, Qifa Primary School, NUS High School of Math and Science, Clementi Town Secondary School and Queensway Secondary School. Nearby subway stations include Haw Par Villa, Kent Ridge and One-North. Shopping can be done in places like Sheng Siong Supermarket, Kopitiam and Giant Express Ghim Moh Rd.