Dairy Farm Walk GLS: Price, Site and Launch Guide

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My take

The honest read on Dairy Farm Walk GLS

At $963 psf ppr this is the cheapest private land of any site with a live launch window — Chencharu Close, 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, Roxy-Pacific, LWH Holdings and Macly Group. 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 data point I will not smooth over: the site area in the public feed does not reconcile with the implied gross floor area. The unit count and floor area agree with each other, so I have used those, and I have flagged the site-area figure rather than quietly dropping it.

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.

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The site

The site: 480 units, and one number that does not add up

The tender implies about 443,000 sq ft of gross floor area, which across 480 units averages roughly 924 sq ft per home. That figure is internally consistent and is the one I would trust.

The site area in the public feed is 101,656 sq ft. Put those together and you get a plot ratio above 4, which does not match how the Dairy Farm area is zoned — this is a low-rise, nature-fringe precinct, not a high-density one. Rather than quietly drop the inconsistency, I have flagged it: the GFA and unit count agree, so the site-area figure is the one worth checking against URA's tender sheet.

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.

A note on the site-area figure. The 101,656 sq ft site area in the feed sits oddly against the implied 443,000 sq ft of gross floor area — that would be a plot ratio above 4, which does not match how this low-rise, nature-fringe area is zoned. The unit count and GFA agree with each other; the site area is the figure I would check against URA's own tender sheet.

The unit mix, block count and facilities are not public yet. When the developer releases the e-brochure and floor plans I will publish them here rather than guess at them now.

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Who is building it

Who is building it: a four-party value consortium

Roxy-Pacific Holdings 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 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.

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Alternatives

Dairy Farm Walk 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 7 August 2026

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Senja Close 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.

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Common questions

Dairy Farm Walk GLS: questions people actually ask