Impressions at Dairy Farm (Dairy Farm Walk GLS): Price, Site and Launch Guide
480 units on the edge of Dairy Farm Nature Park, bought by a four-party consortium at $963 psf ppr — the cheapest private land in the live pipeline, in one of the greenest addresses in Singapore. Named Impressions at Dairy Farm in the PropNex register on 22 October 2026.
Upcoming launch — estimated Q2 2027
In short: Impressions at Dairy Farm is the launch name of the Dairy Farm Walk GLS site: a 99-year leasehold condominium of 480 units in District 23, beside Dairy Farm Nature Park. A consortium of ABR Holdings, LWH Holdings, Macly Capital and RP Ventures (Roxy-Pacific) won the 316,937 sq ft site for $427 million, or $963 per square foot per plot ratio; the tender closed on 22 January 2026 and URA awarded it on 28 January 2026. The PropNex register carried the new name on its Upcoming tab on 22 October 2026 with no launch date, so Q2 2027 remains my estimate. My land-cost model points to a launch average near $1,910–$2,080 psf.
Impressions at Dairy Farm at a glance
Sources: URA tender award for Dairy Farm Walk, 28 January 2026 (pr26-07) · PropNex project register, 22 October 2026 · Updated 23 Oct 2026
| Location | Dairy Farm Walk, District 23 — Dairy Farm, Bukit Panjang, Choa Chu Kang, Hillview · Outside Central Region |
|---|---|
| Developer | ABR Holdings, LWH Holdings, Macly Capital and RP Ventures (Roxy-Pacific) |
| Tenure | 99-year leasehold |
| Site area | 316,937 sq ft |
| Gross floor area | 443,715 sq ft · plot ratio ≈ 1.40 |
| Land price | $427.0 million · $963 psf ppr |
| Total units | 480 |
| Average unit size | ≈ 924 sq ft — GFA ÷ unit count, a planning figure, not a floor plan |
| Nearest MRT | Hillview (Downtown Line (DT3)) · Cashew (Downtown Line (DT2)) · Bukit Panjang (Downtown Line + LRT interchange (DT1 / BP6)) |
| Expected launch | Estimated Q2 2027 — not confirmed by the developers; the register files it as upcoming with no date (22 Oct 2026) |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $1,910–$2,080 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Impressions at Dairy Farm
At $963 psf ppr this is the cheapest private land of any site with a live launch window — Chencharu Central Residences, at $980, is the only one close to it. Unlike Chencharu, it is not cheap because the neighbourhood is unproven — Dairy Farm and Hillview have been selling condominiums for a decade. It is cheap because the site is far from town and the buyer pool is specific.
That buyer pool is worth naming, because if you are in it this is one of the best-value projects on the entire list. People buy Dairy Farm for the nature. The site sits against Dairy Farm Nature Park, with the Rail Corridor, Bukit Timah Nature Reserve, Zhenghua Park and the Bukit Timah–Rock Quarry all within the same green system. There is no other new launch in Singapore with that at the door.
Four developers hold the site: ABR Holdings, LWH Holdings, Macly Capital and Roxy-Pacific's RP Ventures, the names on URA's award of 28 January 2026. That is a consortium of small and mid-size players rather than a single large one, and it points at the same conclusion as the land price — a value-segment project priced to move, not a flagship.
The Downtown Line is the connection, via Hillview and Cashew. It is a slow line into town and honest about it: budget 40 minutes-plus to the CBD and test the actual journey before you buy on a map. What the Downtown Line does do well is the Bukit Timah corridor and the schools along it.
One correction worth owning: the first version of this page carried a 101,656 sq ft site area from the PropNex feed and flagged it as implausible. URA's award release gives 29,444.2 m², or 316,937 sq ft, against 41,222 m² of gross floor area — a plot ratio of 1.4, which is exactly what a low-rise, nature-fringe precinct should have. This page now uses URA's figures.
This suits you if you actually use the outdoors — you run, you cycle, you want the Rail Corridor at the end of the road — and you would rather have space and green than a short commute. On price per square foot this is one of the two best-value private launches in the pipeline.
Skip it if your commute is to the CBD five days a week. The Downtown Line from Hillview is a long ride and no amount of nature compensates for it at 8am. Skip it too if you need a big mall — Hillion and Bukit Panjang are the ceiling here.
Pricing
Impressions at Dairy Farm price: the cheapest private land in the live pipeline
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
The consortium bid $427.0 million, or $963 psf ppr, the top of five bids when the tender closed on 22 January 2026; URA awarded the site on 28 January 2026. Only Chencharu Central Residences, at $980, comes close among private sites, and only the executive condominium parcels sit below it.
A four-party consortium of value-segment developers has a strong bias toward clearing stock. I would expect the opening phase to price near the lower end of my range rather than the upper, and I would expect the developers to hold that line rather than chase a headline number.
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 | $963 | Confirmed — URA GLS tender, awarded 28 January 2026 (pr26-07) |
| Construction | $520 | My assumption for a Outside Central Region condominium in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $1,705 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $1,910–$2,080 | 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 the Dairy Farm consortium releases the real price list I will publish it here and leave this estimate visible next to it, right or wrong.
The site
The site: 480 units at a plot ratio of 1.4
URA's award release puts the site at 29,444.2 m² (316,937 sq ft) with a maximum gross floor area of 41,222 m² (443,715 sq ft) — a plot ratio of 1.4. Across 480 units that averages roughly 924 sq ft of gross floor area per home.
The 480-unit figure is the PropNex register's, repeated on 22 October 2026; URA's release does not state a unit count, and the consortium has not published a mix. Expect the usual spread from one- to four-bedroom units, weighted to two and three, until the e-brochure says otherwise.
Practically, expect mid-rise blocks stepping with the terrain. Dairy Farm is not flat, and the projects already built there work with the slope rather than against it.
Location
Where Impressions at Dairy Farm actually is
The site is on Dairy Farm Walk in District 23, on the western edge of the Bukit Timah nature belt between Upper Bukit Timah Road and Petir Road. The existing Dairy Farm condominiums sit around it.
What makes the address is the green system: Dairy Farm Nature Park is adjacent, Bukit Timah Nature Reserve and the Bukit Timah–Rock Quarry are part of the same network, and the Rail Corridor runs the length of the corridor south toward Bukit Timah and north to Kranji. For runners and cyclists this is arguably the best-connected residential address in Singapore.
Transport is the Downtown Line at Hillview and Cashew, with Bukit Panjang giving the LRT and Hillion Mall. Retail is modest — The Rail Mall and HillV2 nearby, Junction 10 and Hillion at Bukit Panjang. This is not a place you buy for shopping.
| Station | Line | Note |
|---|---|---|
| Hillview | Downtown Line (DT3) | The station most of this area is priced against |
| Cashew | Downtown Line (DT2) | The other Downtown Line stop serving Dairy Farm |
| Bukit Panjang | Downtown Line + LRT interchange (DT1 / BP6) | Hillion Mall and the bus interchange |
Swipe to see the full table →
Site coordinates for this parcel are 1.36770108, 103.77226590 — check the exact walk yourself before you rely on anyone's number, mine included.
Impressions at Dairy Farm location map: MRT and schools nearby
The nearest MRT station to Impressions at Dairy Farm is Hillview MRT, about 790 m in a straight line. 2 MOE primary schools sit within about 1 km of the site.
Nearest MRT and LRT stations
- Hillview MRT790 m
- Cashew MRT910 m
- Pending LRT940 m
- Petir LRT1.3 km
Primary schools within about 1 km
- 1Chij Our Lady Queen of Peace550 m
- 2Bukit Panjang Primary School730 m
What homes near Impressions at Dairy Farm resell for
Resale prices within 1 km
The 8 nearest completed private developments with at least 3 resale caveats in the last 12 months. Their resales had a combined median of $1,626 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 |
|---|---|---|---|---|---|
| The Skywoods | 240 m | 99-yr from 2012 | 16 | $1,678 | $1,720,000 |
| Dairy Farm Residences | 320 m | 99-yr from 2018 | 4 | $1,731 | $1,277,944 |
| The Dairy Farm | 460 m | Freehold | 8 | $1,663 | $3,218,000 |
| Foresque Residences | 500 m | 99-yr from 2011 | 16 | $1,595 | $1,884,000 |
| Eco Sanctuary | 520 m | 99-yr from 2012 | 10 | $1,645 | $1,430,000 |
| Tree House | 630 m | 99-yr from 2009 | 8 | $1,543 | $1,777,500 |
| Hillview Park | 760 m | Freehold | 7 | $1,562 | $2,025,000 |
| Cashew Heights Condominium | 810 m | 999-yr from 1882 | 6 | $1,631 | $2,606,500 |
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: a four-party value consortium
Roxy-Pacific Holdings, bidding through RP Ventures, is the most established name in the group, a listed Singapore developer with a long list of boutique and mid-size residential projects behind it. Macly Group (Macly Capital on the award) is a boutique developer that has built steadily across the city fringe. ABR Holdings is better known as a food and beverage group — Swensen's among its brands — with a property arm. LWH Holdings completes the consortium.
None of these are large developers, and the consortium structure is how a site of this size gets bought by companies this size. That has a direct consequence for buyers: smaller developers cannot afford to sit on unsold stock, so they price to sell.
It also means the specification will be sensible rather than lavish. Roxy-Pacific projects are generally well laid out and unremarkable in finish. On a value-segment site at $963 psf ppr land cost, that is exactly the right call.
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
Impressions at Dairy Farm vs the other value pipeline sites
If you are shopping on price per square foot rather than on address, these are the three that matter.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 23 October 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Chencharu Central Residences | D27 Yishun · OCR | 875 | $980 | Est. Q1 2027 | Nearly identical land cost, but a brand-new precinct beside an MRT rather than a mature nature-fringe address |
| Solano Grand EC | D23 Bukit Panjang · EC | 302 | $771 | 1Q 2027 (CDL target) | Same district, cheaper land again — but an EC, with eligibility rules and a 5-year MOP |
| Upper Thomson Road (Parcel A) | D26 Springleaf · OCR | 595 | $1,062 | Est. Q1 2027 | 10% dearer land for a faster line into town and a greener-but-closer address |
Swipe to see all columns →
Solano Grand EC, the Senja Close parcel, is the comparison to run first if you qualify for an executive condominium — same district, materially cheaper land, and the only cost is eligibility and the five-year occupation period. And if you are shopping this corridor for something you can price today rather than model, The Sen is selling now at Jalan Jurong Kechil on land 13% cheaper again, with every remaining unit listed.
Timeline
When Impressions at Dairy Farm launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 28 January 2026 (tender closed 22 January) | Confirmed |
| Showflat preview | Estimated Q2 2027 | Expected |
| E-application window | Announced about 2 weeks before booking | Expected |
| Booking day | Typically 1–2 weeks after preview opens | 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
Impressions at Dairy Farm: questions people actually ask
No price list exists. From the confirmed $963 psf ppr land cost, a $520 psf construction assumption and 15% for soft costs, breakeven lands near $1,705 psf, pointing to a launch average of roughly $1,910–$2,080 psf. With four value-segment developers sharing the site, I would expect the opening phase near the bottom of that range.
Yes. Dairy Farm Walk is the tender name of the parcel URA awarded on 28 January 2026; Impressions at Dairy Farm is the project name that appeared on the PropNex register's Upcoming tab on 22 October 2026. The consortium had not announced the name itself as at 23 October 2026, so treat it as the register's until a launch announcement confirms it. It is a different project from Narra Residences, the 540-unit condominium on the neighbouring Dairy Farm Walk parcel that is already selling.
480 units, per the PropNex register (22 October 2026). URA's award gives 443,715 sq ft of maximum gross floor area on a 316,937 sq ft site, which averages roughly 924 sq ft of floor area per home.
Hillview (DT3) and Cashew (DT2) on the Downtown Line, with Bukit Panjang (DT1/BP6) giving the LRT and Hillion Mall. The Downtown Line into the CBD from here is a long ride — test the actual journey rather than the map.
A four-party consortium: ABR Holdings, LWH Holdings, Macly Capital and RP Ventures, which is Roxy-Pacific's vehicle. Their $427 million bid was the top of five when the tender closed on 22 January 2026, and URA awarded the site on 28 January 2026.
Dairy Farm Nature Park is adjacent, and the site sits inside the wider Bukit Timah green system — Bukit Timah Nature Reserve, the Bukit Timah–Rock Quarry, Zhenghua Park and the Rail Corridor. Retail is modest: The Rail Mall, HillV2, and Hillion Mall at Bukit Panjang.
On land cost, yes — at $963 psf ppr it is the cheapest private site with a live launch window in the 2026–2027 pipeline. Whether that translates into good value for you depends almost entirely on your commute. The nature access is genuinely unmatched; the ride into town genuinely is not.
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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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