Dover Drive GLS: Price, Site and Launch Guide
A mixed-use site beside Dover MRT and the one-north research belt, bought by QingJian, Jianan and Forsea for $951 million at $1,556 psf ppr. Shops and homes on the same plot.
Upcoming launch — estimated Q3 2027
In short: Dover Drive GLS is a 99-year leasehold mixed-use residential and commercial development in District 5, beside Dover MRT. QingJian Realty, Jianan Realty and Forsea Holdings won the 145,312 sq ft site for $951 million, or $1,556 per square foot per plot ratio, awarded 31 March 2026. Launch is expected around Q3 2027. My land-cost model points to a launch average near $2,780–$3,020 psf.
Dover Drive GLS at a glance
Sources: URA Government Land Sales tender record, awarded 31 March 2026 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Dover Drive, District 5 — Buona Vista, West Coast, Clementi New Town, Dover · Rest of Central Region |
|---|---|
| Developer | QingJian Realty, Jianan Realty and Forsea Holdings |
| Tenure | 99-year leasehold |
| Site area | 145,312 sq ft |
| Gross floor area | 611,183 sq ft · plot ratio ≈ 4.21 |
| Land price | $951.0 million · $1,556 psf ppr |
| Total units | Not yet published |
| Nearest MRT | Dover (East–West Line (EW22)) · one-north (Circle Line (CC23)) · Buona Vista (East–West + Circle Line interchange (EW21 / CC22)) |
| Expected launch | Estimated Q3 2027 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,780–$3,020 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Dover Drive GLS
This is a mixed-use site, and that single word changes how you should read every number on this page. Part of the 611,183 sq ft of floor area is shops, not homes. So the $1,556 psf ppr land cost is spread across both, and the residential portion of the project is effectively subsidised — or burdened — depending on how well the retail leases.
What integrated developments do reliably in Singapore is command a premium at resale. Buyers pay for a supermarket downstairs and an MRT gantry across the road. Look at the resale record of projects sitting on top of stations and the pattern is consistent. That is the strongest argument for this site.
The location is the second argument, and it is a good one. Dover station on the East–West Line, one-north on the Circle Line, Buona Vista as the interchange, and the whole one-north research belt — Biopolis, Fusionopolis, Mediapolis — inside a short walk or one stop. This is one of the few Singapore addresses where a serious professional rental pool lives at the door rather than commuting to it.
QingJian is a known quantity here. Le Quest in Bukit Batok was itself a mixed-use residential-and-retail project, and Altura EC and the Bellewoods and Bellewaters executive condominiums are all delivered. It is a developer with real Singapore experience in exactly this format, which matters more than the brand name.
The caution is quantum and the commercial component. Mixed-use projects carry higher maintenance because the shared plant serves both uses, and the residential MCST has to negotiate with a commercial owner over the shared bits. Ask, at the showflat, whether the retail is being sold off in strata or retained by the developer. Retained is much better for you.
This suits you if you work in or around one-north, you want a supermarket and an MRT gantry within a two-minute walk, and you value an integrated development's resale record enough to accept higher maintenance and a busier ground floor.
Skip it if you want quiet. A site with retail attached has delivery vehicles, longer trading hours and more foot traffic than a plain condominium. Skip it too if you need to know the unit count before you commit — on a mixed-use site the residential split usually lands late.
Pricing
Dover Drive price: reading a mixed-use land bill
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
QingJian and its partners paid $951 million, or $1,556 psf ppr, awarded 31 March 2026. That figure covers the whole development — residential and commercial floor area together.
That makes the model below rougher than usual. Retail floor area is usually built at a lower cost and valued differently from housing, so the effective residential land cost could sit either side of $1,556. I have run the model on the headline figure and flagged it rather than inventing a split the tender does not publish.
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 | $1,556 | Confirmed — URA GLS tender, awarded 31 March 2026 |
| Construction | $600 | My assumption for a mixed-use Rest of Central Region development in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $2,479 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,780–$3,020 | 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 QingJian and partners 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: homes and shops on 145,312 sq ft
The parcel is 145,312 sq ft with an implied gross floor area of about 611,183 sq ft — a plot ratio near 4.21. Some of that is commercial, and the split has not been published.
I have deliberately not divided the floor area by a unit count to produce an average unit size, because on a mixed-use site that arithmetic is meaningless. When the residential GFA is confirmed I will publish the real figure.
What a mixed-use format usually means physically: a retail podium at ground and first level, a landscaped deck above it, and residential towers rising from that deck. The homes sit above the noise rather than in it, which is the point of the format.
Location
Where Dover Drive GLS actually is
The site is on Dover Drive in District 5, immediately adjacent to Dover MRT on the East–West Line, in the corridor between Clementi and Buona Vista. The Singapore Polytechnic and United World College campuses are in the immediate area.
The bigger draw is one-north, one Circle Line stop away: Biopolis, Fusionopolis, Mediapolis and the surrounding research and media cluster. That is a large, well-paid, largely rental-dependent working population within walking or one-stop distance — the underpinning of the yield case here.
Buona Vista gives the East–West and Circle Line interchange and Star Vista; Clementi Mall is a couple of stops west; Holland Village is a short ride. Ghim Moh and Clementi cover the hawker side. This is a well-served, slightly institutional part of Singapore, more campus than neighbourhood.
| Station | Line | Note |
|---|---|---|
| Dover | East–West Line (EW22) | The station the site is built against |
| one-north | Circle Line (CC23) | Biopolis, Fusionopolis and the research belt |
| Buona Vista | East–West + Circle Line interchange (EW21 / CC22) | The interchange, and Star Vista |
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Site coordinates for this parcel are 1.29949537, 103.78382981 — check the exact walk yourself before you rely on anyone's number, mine included.
Who is building it
Who is building it: QingJian, Jianan and Forsea
QingJian Realty is the Singapore arm of Qingjian Group and has a substantial local record: Le Quest in Bukit Batok, a mixed-use residential and retail project much like this one; Altura EC in Bukit Batok; and the Bellewoods and Bellewaters executive condominiums. It is known for practical, well-specified mass-market product and for pioneering flexible layouts in the EC segment.
Jianan Realty and Forsea Holdings join as partners on the site. Forsea has been active in Singapore residential development in recent years.
The relevant point is that QingJian has actually delivered a mixed-use residential-and-retail project in Singapore before. That is a specific skill — leasing the retail, phasing the handover, keeping the residential MCST and the commercial owner from fighting — and not every developer that buys such a site has it.
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 about 8–9 weeks, 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 |
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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
Dover Drive vs the other mixed-use pipeline sites
Three of the pipeline's sites carry a commercial component. They behave differently from plain condominiums and are best compared against each other.
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
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Hougang Central GLS | D19 Hougang · OCR | 835 | $1,179 | Est. Q2 2027 | The pipeline's most integrated site — town centre, bus interchange and MRT, with UOL and CapitaLand behind it |
| Kallang Close GLS | D12 Kallang · RCR | Not published | $1,415 | Est. Q3 2027 | Cheaper land in a city-fringe location, Frasers and Mitsubishi Estate as owners |
| Dunearn Road GLS | D10 Bukit Timah · CCR | Not published | $1,625 | Est. Q3 2027 | Dearer land, Core Central Region, Wing Tai and Metro — the prime version of this format |
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Across all three, ask the same question at the showflat: is the retail sold in strata or retained by the developer? A retained landlord manages the tenant mix for the long term. Strata-sold retail gives you a hundred small owners and, eventually, a massage parlour next to the lift lobby.
Timeline
When Dover Drive GLS launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 31 March 2026 | Confirmed |
| Showflat preview | Estimated Q3 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 about nine weeks 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
Dover Drive GLS: questions people actually ask
No price list exists. From the confirmed $1,556 psf ppr land cost, a $600 psf construction assumption and 15% for soft costs, breakeven lands near $2,479 psf, pointing to a launch average of roughly $2,780–$3,020 psf. Because this is a mixed-use site, the residential-only land cost may differ from the headline figure, so treat this range as wider than usual.
Not published. The site carries about 611,183 sq ft of gross floor area across residential and commercial uses, and the split has not been released. I will publish the unit count when the developer does rather than divide a mixed-use floor area and call it an estimate.
Yes — the tender was for a residential site with a commercial component, so there will be shops within the development. Integrated projects in Singapore have historically resold at a premium to comparable plain condominiums, which is a large part of the case for this site.
Dover on the East–West Line (EW22) is adjacent, with one-north on the Circle Line (CC23) and the Buona Vista interchange (EW21/CC22) close by. Measured walking times go up once I have walked them.
QingJian Realty, Jianan Realty and Forsea Holdings. QingJian previously delivered Le Quest, a mixed-use residential and retail project in Bukit Batok, and the Altura, Bellewoods and Bellewaters executive condominiums.
The one-north research and media cluster — Biopolis, Fusionopolis, Mediapolis — is one stop away on the Circle Line, and the Singapore Polytechnic and United World College campuses are in the immediate area. That is a dense, well-paid, rental-dependent population close to the door, which is the strongest part of the yield case here.
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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