Berlayar Drive GLS: Price, Site and Launch Guide
About 415 homes in the new Berlayar estate of the Greater Southern Waterfront. Hong Leong and GuocoLand were the only bidders and paid $1,515 psf ppr, a record for the Rest of Central Region at the time.
Upcoming launch — estimated 2H 2027
In short: Berlayar Drive GLS is a 99-year leasehold site in District 4 for about 415 homes, the first private housing site in the Berlayar estate of the Greater Southern Waterfront. Intrepid Investments (Hong Leong) and GuocoLand won the 271,933 sq ft parcel with the only bid: $576.8 million, or $1,515 per square foot per plot ratio. URA awarded it on 7 August 2026. My model puts breakeven near $2,432 psf and a launch average near $2,720–$2,970 psf. That is roughly $2.0 million for a 2-bedroom and $2.7–$3.0 million for a 3-bedroom.
Berlayar Drive GLS at a glance
Sources: URA tender award for Berlayar Drive, 7 August 2026 · Updated 23 Sep 2026
| Location | Berlayar Drive, District 4 — Telok Blangah, HarbourFront, Sentosa, Keppel · Rest of Central Region |
|---|---|
| Developer | Intrepid Investments Pte. Ltd. (Hong Leong Holdings) and GuocoLand (Singapore) Pte. Ltd. |
| Tenure | 99-year leasehold |
| Site area | 271,933 sq ft |
| Gross floor area | 380,708 sq ft · plot ratio ≈ 1.40 |
| Land price | $576.78 million · $1,515 psf ppr |
| Total units | 415 (estimate) |
| Average unit size | ≈ 917 sq ft — GFA ÷ unit count, a planning figure, not a floor plan |
| Nearest MRT | Labrador Park (Circle Line (CC27)) · Telok Blangah (Circle Line (CC28)) · HarbourFront (Circle Line + North East Line interchange (CC29 / NE1)) |
| Expected launch | Estimated 2H 2027 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,720–$2,970 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Berlayar Drive GLS
This is the first private housing site in Berlayar, a new estate the government is building out of former port and industrial land at the western end of the Greater Southern Waterfront. The estate is planned for about 10,000 homes, roughly 3,000 private and 7,000 public. The first buyers here are buying a masterplan more than an established neighbourhood.
There was only one bid. Hong Leong's Intrepid Investments and GuocoLand paid $1,515 psf ppr, above the $1,100–$1,450 range the market expected and 4.1% above Tanjong Rhu Road's $1,455, the previous record for the Rest of Central Region. With a single bidder, no other developer tested that price, so the price reflects one consortium's conviction.
That conviction has a basis. GuocoLand and Hong Leong built out Lentor as a new precinct over several launches and sold it well. Being first into a new estate gives them the best pick of the land before the government releases more private sites around it. Scale helps as well: about 415 units supports a full facilities deck without becoming a mega-project.
What is there today is already good: Labrador Park MRT on the Circle Line, Labrador Nature Reserve and the coastal walk, the Southern Ridges, and VivoCity and Sentosa two stops away. What is not there yet is the neighbourhood itself. Shops, food and the thousands of neighbours that make an estate feel lived-in will come in phases, over years.
The risk is supply. About 3,000 more private homes are planned in Berlayar alone, and Telok Blangah Road GLS will add 740 units on cheaper land about 1 km away. Whoever buys here will be reselling alongside a steady stream of newer launches nearby.
This suits you if you want in early on the Greater Southern Waterfront, value the coast, Labrador Nature Reserve and the Southern Ridges, and can hold for ten years or more while the estate matures.
Skip it if you want a finished neighbourhood with amenities on day one, or you are sensitive to competing supply. The Telok Blangah Road site nearby is on land about 12% cheaper and should launch sooner.
Pricing
Berlayar Drive price: land cost, breakeven and what each bedroom type may cost
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
Intrepid Investments Pte. Ltd. and GuocoLand (Singapore) Pte. Ltd. tendered $576,778,554. URA published that as $16,307.46 per square metre of gross floor area, which is $1,515 per square foot per plot ratio. The site is 25,263.2 m² with a maximum GFA of 35,369 m² (about 380,700 sq ft). The tender launched on 15 May 2026, closed on 4 August 2026 with one bid, and was awarded on 7 August 2026.
My model. Land cost is fact; every other line is a stated assumption. Nothing here is a price list.
| Line | $ psf | Where it comes from |
|---|---|---|
| Land | $1,515 | Confirmed — URA GLS tender, awarded 7 August 2026 |
| Construction | $600 | My assumption for a Rest of Central Region condominium in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $2,432 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,720–$2,970 | An estimate, not a price |
Swipe to see the full table →
Two things this model cannot know: the unit mix, and how hard the developer wants to clear the first weekend. A mix weighted to compact units lifts the average psf without changing the maths above; a developer under ABSD time pressure prices at the bottom of the band and moves stock. When Hong Leong and GuocoLand releases the real price list I will publish it here and leave this estimate visible next to it, right or wrong.
Estimated price by bedroom type
My estimate from the land cost above. Sizes are typical for a 2026 launch, not this project's floor plans, which have not been released.
| Unit type | Typical size | At breakeven | Est. psf | Est. price |
|---|---|---|---|---|
| 2-bedroom | 700 sq ft | $1.70m | $2,800–$3,060 | $1.96m–$2.14m |
| 3-bedroom | 1,000 sq ft | $2.43m | $2,720–$2,970 | $2.72m–$2.97m |
| 4-bedroom | 1,350 sq ft | $3.28m | $2,640–$2,880 | $3.56m–$3.89m |
| 5-bedroom | 1,650 sq ft | $4.01m | $2,580–$2,820 | $4.26m–$4.65m |
Swipe to see all columns →
"At breakeven" is what the unit costs the developer to deliver at ≈ $2,432 psf; the estimate adds the normal 12–22% margin. Smaller units usually sell a few percent above the project average psf and larger ones a few percent below, which is built into the psf column. When the real price list is out I will put it here, next to this estimate.
The site
The site: about 415 homes at a plot ratio of 1.4
The parcel is 25,263.2 m² (about 271,933 sq ft) with a gross plot ratio of 1.4, which allows 35,369 m² (about 380,708 sq ft) of floor area. At about 415 homes, the average unit comes out near 917 sq ft. That is generous, and it points to a family-weighted mix.
A plot ratio of 1.4 is low for the Rest of Central Region, a sign that planners want a lower-rise, greener estate at Berlayar than the towers along Telok Blangah Road. Expect more ground-level space and landscape per unit than in most city-fringe launches.
URA has a second site, Berlayar Close, on its list. It is 2.82 ha at a plot ratio of 2.1, with a tender expected to close in December 2026. That is the next wave of supply in the same estate.
Location
Where Berlayar Drive actually is
Berlayar sits in the Bukit Merah planning area, District 4, between Labrador Park and Alexandra Road. It lies on the western edge of the Greater Southern Waterfront, the long-term redevelopment of the southern coastline from Pasir Panjang to Marina East.
Labrador Park on the Circle Line is the nearest station. Telok Blangah is one stop on, and HarbourFront, where the Circle Line meets the North East Line, is two stops away with VivoCity and the Sentosa link. The CBD is about 15–20 minutes by train, and the AYE and West Coast Highway are close for drivers.
The green access is the strongest part of the case: Labrador Nature Reserve and its coastal promenade, Mount Faber and the Southern Ridges walk through Henderson Waves to Kent Ridge, and Sentosa across the bridge. Schools within about 2 km include Blangah Rise Primary, Radin Mas Primary and CHIJ St. Theresa's Convent.
| Station | Line | Note |
|---|---|---|
| Labrador Park | Circle Line (CC27) | The nearest station, beside Labrador Nature Reserve |
| Telok Blangah | Circle Line (CC28) | One stop on, at the foot of Mount Faber and the Southern Ridges |
| HarbourFront | Circle Line + North East Line interchange (CC29 / NE1) | VivoCity and the Sentosa link |
Swipe to see the full table →
Site coordinates for this parcel are 1.26990, 103.80620 — check the exact walk yourself before you rely on anyone's number, mine included.
Berlayar Drive GLS location map: MRT and schools nearby
The nearest MRT station to Berlayar Drive GLS is Telok Blangah MRT, about 420 m in a straight line. One MOE primary school sits within about 1 km of the site.
Nearest MRT and LRT stations
- Telok Blangah MRT420 m
- Labrador Park MRT460 m
- HarbourFront MRT1.7 km
- Pasir Panjang MRT1.8 km
Primary schools within about 1 km
- 1Blangah Rise Primary School740 m
What homes near Berlayar Drive GLS resell for
Resale prices within 1 km
The 4 nearest completed private developments with at least 3 resale caveats in the last 12 months. Their resales had a combined median of $1,848 psf. Older and leasehold projects usually sit below a new launch, so read the tenure column alongside the psf.
| Development | Distance | Tenure | Resales | Median psf | Median price |
|---|---|---|---|---|---|
| Skyline Residences | 250 m | Freehold | 13 | $2,213 | $3,118,888 |
| Harbour View Towers | 350 m | 99-yr from 1990 | 3 | $1,549 | $2,438,000 |
| Reflections at Keppel Bay | 620 m | 99-yr from 2006 | 55 | $1,734 | $2,680,000 |
| Caribbean at Keppel Bay | 980 m | 99-yr from 1999 | 30 | $1,954 | $2,420,000 |
Source: URA Data Service, private residential caveats lodged to Oct 2026, accessed 10 Oct 2026 (licence terms). Not every purchase is caveated, and caveats can lag the sale. Sizes are strata area, so psf includes AC ledges and voids. Distances are straight-line.
Who is building it
Who is building it: Hong Leong and GuocoLand
Intrepid Investments is a subsidiary of Hong Leong Holdings, the private property arm of the Hong Leong group. GuocoLand is a listed developer with a long Singapore record, including Wallich Residence at Guoco Tower, Midtown Modern, and the Lentor Modern and Lentor Hills Residences launches that established the new Lentor precinct.
The Lentor experience matters here. This consortium has built and sold a brand-new precinct over several phases, and the pricing there followed a consistent pattern: the first project launched at a sharp price to establish the address, and later launches priced higher. If they follow the same approach at Berlayar, early buyers are the ones who benefit.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within 8 weeks of the Option date, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
Swipe to see the full table →
Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
Berlayar Drive vs the other southern and city-fringe sites
Three sites in and near the Greater Southern Waterfront are in the pipeline, and their land costs rise in a clear order.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 23 September 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Telok Blangah Road GLS | D4 Telok Blangah · RCR | 740 | $1,326 | Est. Q1 2027 | The closest alternative. 12% cheaper land and larger, it launches first, on the main road rather than inside a new estate |
| The Island Residence | D4 Keppel Bay · RCR | — | n/a | Late 2026 or later | Waterfront Keppel Bay, a different price bracket |
| Tanjong Rhu Road GLS | D15 Tanjong Rhu · RCR | 525 | $1,455 | Est. Q2 2027 | The previous record for the Rest of Central Region, set in February. Waterfront too, on the east side of town |
Swipe to see all columns →
Telok Blangah Road is the one to weigh against this. It has cheaper land, launches sooner and is on an established road. Berlayar Drive asks you to pay more to be first into a planned estate with lower density and more green around it.
Timeline
When Berlayar Drive GLS launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Tender launched | 15 May 2026 | Confirmed |
| Tender closed | 4 August 2026 — one bid | Confirmed |
| Land tender awarded | 7 August 2026 | Confirmed |
| Showflat preview | Estimated 2H 2027 | Expected |
| Estimated TOP | Not yet published | Expected |
Swipe to see the full table →
- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within eight weeks of the Option date you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
Berlayar Drive GLS: questions people actually ask
$576,778,554, which is $1,515 psf ppr ($16,307.46 per m² of GFA). URA awarded the site to Intrepid Investments Pte. Ltd. and GuocoLand (Singapore) Pte. Ltd. on 7 August 2026. Theirs was the only bid.
About $2,432 psf on my model. That is the $1,515 psf ppr land cost plus a $600 psf construction assumption, plus 15% for finance, marketing and fees. Adding a normal 12–22% margin gives a launch average of roughly $2,720–$2,970 psf. That is my estimate, not the developer's.
Using typical 2026 sizes and my modelled psf: a 700 sq ft 2-bedroom about $1.96m–$2.14m, a 1,000 sq ft 3-bedroom about $2.72m–$2.97m, a 1,350 sq ft 4-bedroom about $3.56m–$3.89m, and a 1,650 sq ft 5-bedroom about $4.26m–$4.65m. These are estimates until the price list is released.
About 415, based on the maximum GFA of 35,369 m² (about 380,700 sq ft) at a plot ratio of 1.4. The developer has not published a final count.
Labrador Park (CC27) on the Circle Line. Telok Blangah (CC28) is one stop on, and HarbourFront (CC29/NE1), the interchange with the North East Line, is two stops away.
The land was awarded on 7 August 2026. A preview 12–15 months after the award, as is typical, points to the second half of 2027. Nothing is confirmed. Register and I will send you the date the day it is announced.
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Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against
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