Former Tan Boon Liat Building: Price, Site and Launch Guide
Kingsford paid $950 million for the old furniture building on Outram Road — a freehold city-fringe site of 175,655 sq ft at $1,245 psf ppr, minutes from Outram Park interchange.
Upcoming launch — estimated 4Q 2027
In short: The former Tan Boon Liat Building on Outram Road is a freehold redevelopment site in District 3, bought by Kingsford Group for $950 million, or $1,245 per square foot per plot ratio, in a deal recorded 21 July 2026. The 175,655 sq ft site carries about 763,052 sq ft of gross floor area — a plot ratio near 4.34. Launch is expected around 4Q 2027; my model points to a launch average near $2,380–$2,590 psf.
Former Tan Boon Liat Building at a glance
Sources: recorded collective-sale transaction, 21 July 2026 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Outram Road, District 3 — Tiong Bahru, Alexandra, Outram · Rest of Central Region |
|---|---|
| Developer | Kingsford Group |
| Tenure | Freehold |
| Site area | 175,655 sq ft |
| Gross floor area | 763,052 sq ft · plot ratio ≈ 4.34 |
| Land price | $950.0 million · $1,245 psf ppr |
| Total units | Not yet published |
| Nearest MRT | Outram Park (East–West + North East + Thomson–East Coast interchange (EW16 / NE3 / TE17)) · Havelock (Thomson–East Coast Line (TE16)) · Tiong Bahru (East–West Line (EW17)) |
| Expected launch | Estimated 4Q 2027 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,380–$2,590 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on the former Tan Boon Liat site
Two things make this site unusual, and both matter more than the price. First, it is freehold — and freehold city-fringe land of this size effectively does not come to market any more. Second, it is a three-line MRT interchange away from almost everywhere: Outram Park carries the East–West, North East and Thomson–East Coast lines.
At $1,245 psf ppr the land is cheaper than several suburban sites in this same pipeline. For freehold tenure inside the Rest of Central Region that is genuinely striking, and it is the strongest argument for the project.
The size is the counterweight. About 763,052 sq ft of gross floor area on 175,655 sq ft of land is a plot ratio near 4.34 — dense, tall and vertical. This will be a large project, likely well over a thousand homes, and it will be selling for a long time. Plan for that when you think about your exit.
Kingsford is a developer with a substantial Singapore record — Normanton Park, Kingsford Waterbay, Kingsford Hillview Peak — and it works at exactly this scale. Normanton Park in particular was a 1,800-plus unit project, so this is a format the group has executed before. Its house style is volume rather than luxury, and it prices to sell.
The address deserves a clear eye. Outram Road at this point is a working stretch — the old furniture building, the general hospital campus, the expressway. It is not Tiong Bahru's shophouse charm, though that is a short walk away. Go and stand on the site before you decide whether the location premium you are being asked for is real.
This suits you if you want freehold tenure at a city-fringe price, you use the MRT constantly and a three-line interchange is worth real money to you, and you are comfortable in a large project that will take years to sell through.
Skip it if you want scarcity. A project of this size in this location will have hundreds of near-identical units competing with yours whenever you sell. Skip it too if the working, unglamorous character of this stretch of Outram Road is not something you can live with.
Pricing
Former Tan Boon Liat price: freehold at a leasehold land cost
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
Kingsford paid $950 million, at $1,245 psf ppr, recorded 21 July 2026. That land cost sits below several 99-year leasehold suburban sites in the same pipeline, which is the arbitrage at the centre of this project.
One thing the model below does not price: tenure. Freehold typically commands a premium of somewhere between 10% and 20% over comparable leasehold stock in Singapore, and none of that is in my arithmetic. Read the range as a floor rather than a midpoint for that reason.
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 | $1,245 | Confirmed — recorded collective-sale transaction, 21 July 2026 |
| Construction | $600 | My assumption for a high-density Rest of Central Region development in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $2,122 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,380–$2,590 | 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 Kingsford 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: 175,655 sq ft at a plot ratio near 4.34
The parcel is 175,655 sq ft carrying an implied gross floor area of about 763,052 sq ft — a plot ratio near 4.34. That is high-density, tower-format development.
The developer has not published a unit count. On a floor area this size, a typical city-fringe mix would produce well over a thousand homes, but I will publish the real number rather than lead with my own arithmetic.
What a project of this scale gives you is a large maintenance base and therefore a full facilities deck at a reasonable monthly cost. What it takes away is uniqueness. Both of those are worth weighing before you fall for a stack.
Location
Where the former Tan Boon Liat Building actually is
The site is on Outram Road in District 3, in the belt between Tiong Bahru, Chinatown and the Singapore General Hospital campus. The old Tan Boon Liat Building was for decades Singapore's furniture and design warehouse address.
Outram Park is the transport story and it is a strong one: East–West, North East and Thomson–East Coast lines meet there, which puts Raffles Place, Orchard, Marina Bay, Chinatown and the East Coast all within a single ride. Havelock and Tiong Bahru add further options.
Daily life runs on Tiong Bahru — the market, the bakery-and-bookshop strip, Tiong Bahru Plaza — plus Chinatown and the Kampong Bahru side. The Singapore General Hospital campus and the Duke-NUS cluster sit immediately south, which supports a steady professional rental pool.
| Station | Line | Note |
|---|---|---|
| Outram Park | East–West + North East + Thomson–East Coast interchange (EW16 / NE3 / TE17) | A three-line interchange, one of only a handful in Singapore |
| Havelock | Thomson–East Coast Line (TE16) | The other side of the Singapore River corridor |
| Tiong Bahru | East–West Line (EW17) | Tiong Bahru Plaza and the market |
Swipe to see the full table →
Site coordinates for this parcel are 1.28739271, 103.83404804 — check the exact walk yourself before you rely on anyone's number, mine included.
Who is building it
Who is building it: Kingsford Group
Kingsford Group is a Singapore developer with Chinese roots and a substantial local record: Normanton Park, an 1,862-unit project in District 5; Kingsford Waterbay in Upper Serangoon; and Kingsford Hillview Peak. It also holds the Telok Blangah Road site in this same pipeline.
The group operates at volume. Its projects are large, competitively priced and aimed at the mass and mid market rather than at buyers looking for a design statement. On a site of this size that is arguably the right skill set — executing 175,000 sq ft of city-fringe land is a logistics problem before it is an aesthetic one.
Two Kingsford sites launching within roughly a year of each other — this one and Telok Blangah Road — is worth noting. A developer selling two large projects at once has an incentive to keep both moving, which usually favours the buyer on pricing.
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 |
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
Former Tan Boon Liat vs the other city-fringe and freehold options
Very little of what is coming is freehold, and very little of it is this large. These are the closest comparisons in the pipeline.
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 |
|---|---|---|---|---|---|
| Telok Blangah Road GLS | D4 Telok Blangah · RCR | 740 | $1,326 | Est. Q1 2027 | The same developer's other large site — leasehold, dearer land, launching about a year earlier |
| The Serra Residences | D11 Bassein Road · CCR | 133 | En bloc, n/a | Est. 3Q 2026 | The other freehold project with a live launch window — boutique and central rather than large and city-fringe |
| Dorset Road GLS | D8 Farrer Park · RCR | 430 | $1,338 | Est. Q1 2027 | Dearer land, 99-year leasehold, but a much smaller project on the North East Line |
Swipe to see all columns →
If freehold tenure is the reason you are here, The Serra Residences is the only other pipeline project that offers it, and the two could not be more different — 133 boutique units in District 11 against a very large city-fringe development. Price both before you decide freehold is the deciding factor.
Timeline
When Former Tan Boon Liat Building launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Site acquired | 21 July 2026 | Confirmed |
| Showflat preview | Estimated 4Q 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
Former Tan Boon Liat Building: questions people actually ask
Yes. It is a freehold redevelopment site, which is rare for a parcel of this size in the Rest of Central Region. Freehold typically commands a 10–20% premium over comparable leasehold stock in Singapore, and none of that premium is in the price model on this page.
No price list exists. From the confirmed $1,245 psf ppr land cost, a $600 psf construction assumption and 15% for soft costs, breakeven lands near $2,122 psf, pointing to a launch average of roughly $2,380–$2,590 psf. Because the model does not price freehold tenure, treat that as a floor.
Not published. The site carries about 763,052 sq ft of gross floor area, which on a typical city-fringe mix would produce well over a thousand homes. I will publish the confirmed count rather than lead with my own arithmetic.
Outram Park, which is a three-line interchange — East–West (EW16), North East (NE3) and Thomson–East Coast (TE17). Havelock (TE16) and Tiong Bahru (EW17) are also in the area.
Kingsford Group, for $950 million, in a transaction recorded on 21 July 2026. Kingsford previously developed Normanton Park, Kingsford Waterbay and Kingsford Hillview Peak, and also holds the Telok Blangah Road site in this pipeline.
Around the fourth quarter of 2027 is the current expectation. Nothing is confirmed. Register and I will send you the preview date the day it is announced.
Register
Register your interest in Former Tan Boon Liat Building
Two ways in. Leave your details and everything comes to you as it is released, or message me directly if you would rather just ask.
Get the e-brochure, price list and preview dates
You're registered.
The e-brochure, price list and preview dates go to your WhatsApp the day each one is released.
Prefer to talk now? WhatsApp Viona
WhatsApp or call me about Tan Boon Liat
Showflat slots go by appointment once the preview opens. Tell me your preferred day and I will confirm a slot. If you would rather just ask a question first, that is fine too — most people do.
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