Dare's Property

14/08/2026

Two prime GLS sites in Orchard and Marina South are now up for sale. Together, the 99-year leasehold sites could yield about 500 private homes.

The smaller Orchard Boulevard site can yield about 110 homes and is close to Orchard Road, retail and schools. Analysts expect strong developer interest, with top bids potentially reaching $1,600 to $1,750 psf ppr. The previous Orchard Boulevard site now known as Upperhouse at Orchard Boulevard was awarded at $1,617 psf ppr and its development has sold units at an average of about $3,350 psf since launching in July 2025.

The Marina Gardens Lane site can yield about 390 homes and is next to Gardens by the Bay, overlooking Marina Bay. It has a high plot ratio of 5.6 and is near the future Marina South MRT station. Analysts interviewed expect the top bid to reach at least $1,450 psf ppr.

What does this mean for buyers?

With Upperhouse at Orchard Boulevard averaging at $3,350 and One Marina Gardens averaging at $2,953, I would expect the pricing based on the indicative land bids above to be around $3,600-3,900 psf for the Orchard Boulevard site and around $3,100-3,330 psf for the Marina Gardens Lane site.

The tender for Marina Gardens Lane closes on October 15, while Orchard Boulevard closes on October 29.

13/08/2026

More than half of HDB homeowners surveyed hope to eventually upgrade to private housing. But the survey also shows that most are looking carefully at affordability.

PropNex surveyed 1,533 HDB flat owners between February and June 2026.

Among those who aspire to move into private housing:

• 18.3% prefer a condo in the RCR
• 15.7% prefer a condo in the OCR
• About 92% have a budget below $2.5 million
• 40.6% would prefer to buy near where they currently live

What matters most?

77% cited proximity to an MRT station or transport hub, followed by reasonable pricing at 67% and adequate living space at 42%.

Interestingly, wanting to upgrade doesn't necessarily mean homeowners are unhappy with their current flats. Nearly three-quarters said their existing HDB flat adequately meets their housing needs.

For aspiring upgraders, the survey suggests the decision is increasingly about finding the right balance between location, price, convenience and space. And with most respondents setting their budget below $2.5 million, affordability remains an important part of that equation.

That said, 45% of flat owners are not aiming for private housing. Sentiment on executive condos also softened amid higher prices.

09/08/2026

Wishing everyone a Happy 61st National Day!

May this National Day be filled with joy, gratitude and quality time with your loved ones.

Here's to many more years of happiness, prosperity and progress for our nation.

Majulah Singapura!

05/08/2026

A Hong Leong Holdings and GuocoLand joint venture was the sole bidder for the Berlayer Drive GLS site.

The consortium submitted a bid of S$576.78 million, or S$1,515 psf per plot ratio, setting a new record for a pure residential GLS site in the Rest of Central Region.

Some interesting observations from analysts:

• The site is within walking distance of Telok Blangah MRT, VivoCity and the southern coastline.

• However, its low plot ratio and five-storey height limit may have reduced developer interest, resulting in just one bid.

• The future development is estimated to launch from around S$2,900 psf, with an average selling price of about S$3,100 psf.

The Berlayer estate is also continuing to take shape. This is the second GLS site in the area, with a third site expected to be launched later this year.

Analysts expect demand for the future project to come from HDB upgraders in nearby Queenstown and Bukit Merah, where resale demand has remained robust.

30/07/2026

The recent changes to developers' ABSD timelines have sparked hopes that more ageing condominiums could finally succeed in their en bloc attempts.

However, analysts say one factor still matters most.

Price.

While developers now have more time to complete and sell large redevelopment projects, they are unlikely to pursue en bloc sites if owners' price expectations remain too high. Developers still have plenty of alternatives through Government Land Sales (GLS) sites, which offer greater certainty and fewer complexities.

What does this mean for condo owners hoping for an en bloc?

• The ABSD changes improve the chances for some large ageing developments.
• But a successful en bloc still depends on realistic reserve prices.
• Sites with strong redevelopment potential and sensible pricing are more likely to attract developer interest.

For buyers, it's also a reminder not to purchase a property solely because of en bloc speculation.

Even with the latest policy changes, there is no guarantee that an ageing development will be sold collectively. Factors such as pricing, redevelopment potential and market conditions remain just as important.

Explore how ABSD changes aim to boost Singapore's collective sales market, but realistic pricing remains key for developers. Read more at straitstimes.com. Read more at straitstimes.com.

28/07/2026

The Government has removed the 15 month wait out period for private property owners buying a non-subsidised HDB resale flat.

The measure was introduced in 2022 to cool the HDB resale market by reducing demand from private property owners. With resale prices moderating and more flats entering the market, the Government has decided that the temporary measure is no longer needed.

What does this mean?

For private property owners:
• They can now purchase an eligible HDB resale flat immediately after selling their private home, without waiting 15 months.

For HDB buyers:
• There could be more competition for certain resale flats, particularly larger and well-located units that appeal to those downsizing from private property.

For HDB homeowners:
• The policy change may provide additional support for demand in the resale market, although its overall impact is likely to be moderated by the increasing supply of BTO completions and more flats reaching their Minimum Occupation Period.

The key takeaway is that this is not simply about making it easier for private property owners to downgrade.

It also signals that the Government believes the HDB resale market has stabilised enough for this temporary cooling measure to be removed.

HDB resale prices have fallen for two consecutive quarters since the start of the year.

27/07/2026

HDB resale prices fell by 0.3% in the second quarter of 2026, marking the second consecutive quarterly decline.

While this may sound alarming, it's important to look beyond the headline.

What does this mean for buyers?

• Buyers are seeing more choices as HDB resale supply increases.
• The slower price growth gives buyers more time to compare options instead of rushing into a purchase.
• Sellers who price their flats realistically are likely to remain competitive.

What does this mean for homeowners?

• A 0.3% quarterly decline does not mean the resale market is collapsing.
• Analysts believe the moderation is largely due to increased supply from more flats reaching their Minimum Occupation Period (MOP) and a larger pipeline of BTO completions.
• Well-located and well-maintained flats continue to attract buyers, especially those near MRT stations, schools and amenities.

The bigger takeaway is that the HDB resale market appears to be normalising after several years of exceptionally strong price growth.

For buyers, this could mean a less competitive market.

For homeowners, pricing your flat correctly is becoming more important than simply following your neighbour's asking price.

HDB resale price index dips for a second consecutive quarter, as competition from BTO launches, economic uncertainty and a softer job market weigh on buyers.

16/07/2026

A Frasers Property-led consortium has submitted the highest bid of S$2.13 billion for the Bayshore Drive mixed-use site.

At first glance, it's just another Government Land Sale. But there are a few key takeaways.

• The winning bid was about 5.8% higher than the second-highest bid. This suggests developers remain confident about the Bayshore area's long-term potential.

• Although the land price is lower than the neighbouring Vela Bay site, analysts noted that the two developments are not directly comparable. This site is much larger and includes an integrated transport hub, retail spaces and direct MRT access.

• Analysts also expect future launch prices to be around $2,700 to $2,900 psf, placing it in a similar range to Vela Bay.

What does this mean for buyers?

If you're considering buying in the East, this reinforces that Bayshore is becoming one of Singapore's next major residential precincts. With another large integrated development in the pipeline, buyers can expect more amenities, improved connectivity and a more vibrant neighbourhood over time.

What about existing homeowners?

For owners in Bayshore and the surrounding estates, the new development could make the area more attractive as more retail, transport and lifestyle amenities are introduced.

The strong bid also sends a positive signal that major developers continue to see long-term value in the location despite today's more cautious property market.

One thing to note is that this does not mean nearby property prices will automatically rise. Property values are still influenced by factors such as the individual development, unit attributes and overall market conditions.

The bigger takeaway is confidence.

When developers are prepared to commit more than S$2 billion to a site, they're making a long-term bet on where they believe the neighbourhood is heading.

The top offer for the 99-year leasehold site works out to $1,323 psf ppr. Read more at straitstimes.com. Read more at straitstimes.com.

10/07/2026

HDB will move ahead with new housing at Gillman Barracks and Sunset Way after completing the environmental and heritage studies.

Some of the key findings have shaped the development plans.

• Selected heritage buildings at Gillman Barracks will be retained.

• Ecologically sensitive areas and mature trees will be conserved where possible.

• New housing will be planned around these features instead of clearing the sites entirely.

It's another example of how Singapore is balancing the need for more homes while preserving places with environmental and heritage value.

Agencies plan to largely retain four clusters representing the most historically and architecturally significant parts of Gillman Barracks.

03/07/2026

The ongoing conflict in the Middle East could lead to higher construction material costs if supply chains are disrupted or shipping costs continue to rise.

While the immediate impact on Singapore's construction sector remains limited, industry players are keeping a close watch as prolonged disruptions could increase the cost of importing key building materials.

So what does this mean for residents and home buyers?

• New construction projects could face higher development costs if material prices continue to increase

• Developers may need to absorb some of these costs, although sustained increases could eventually be reflected in new launch prices

• Renovation costs may also rise, especially for projects requiring imported materials

• Existing homeowners may benefit if replacement costs for new homes continue to climb over time

At this stage, there is no cause for alarm. Singapore has diversified supply sources and contractors are generally fulfilling existing projects as planned.

However, it serves as a reminder that global events can have a direct impact on our local property market, even when they occur thousands of kilometres away.

Whether you're planning to buy a home, renovate, or invest, keeping an eye on construction costs is just as important as watching interest rates and property prices.

Soaring costs are squeezing profit margins and raising expectations of higher tender prices for future projects.