Kallang Close GLS: Price, Site and Launch Guide
Frasers Property and Mitsubishi Estate paid $610.75 million at $1,415 psf ppr for a mixed-use site on Kallang Close — city-fringe land inside the Kallang regeneration corridor.
Upcoming launch — estimated Q3 2027
In short: Kallang Close GLS is a 99-year leasehold mixed-use residential and commercial development in District 12, on the city fringe. Frasers Property and Mitsubishi Estate won the 120,555 sq ft site for $610.75 million, or $1,415 per square foot per plot ratio, awarded 10 April 2026. Launch is expected around Q3 2027; my land-cost model points to a launch average near $2,600–$2,830 psf.
Kallang Close GLS at a glance
Sources: URA Government Land Sales tender record, awarded 10 April 2026 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Kallang Close, District 12 — Balestier, Toa Payoh, Serangoon, Kallang · Rest of Central Region |
|---|---|
| Developer | Mitsubishi Estate and Frasers Property Limited |
| Tenure | 99-year leasehold |
| Site area | 120,555 sq ft |
| Gross floor area | 431,625 sq ft · plot ratio ≈ 3.58 |
| Land price | $610.75 million · $1,415 psf ppr |
| Total units | Not yet published |
| Nearest MRT | Bendemeer (Downtown Line (DT23)) · Geylang Bahru (Downtown Line (DT24)) · Boon Keng (North East Line (NE9)) |
| Expected launch | Estimated Q3 2027 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,600–$2,830 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Kallang Close GLS
Kallang is one of the few genuinely transitional areas left inside the city fringe. The old industrial and light-manufacturing stock along Kallang Bahru is being replaced, the Kallang River corridor is being opened up, and the Kallang Alive sports precinct sits to the south. Buying here is buying an area mid-change, which is a different proposition from buying a settled one.
At $1,415 psf ppr the land is squarely mid-pipeline — 6% above the Dorset Road site in District 8, 9% below Dover Drive. That is the market pricing city-fringe land sensibly rather than exuberantly.
The owners are the most reassuring part of this listing. Frasers Property has delivered a lot of Singapore residential product — Rivière, Parc Greenwich EC, Sky Eden@Bedok — and is a long-term operator with a REIT platform behind it. Mitsubishi Estate is one of Japan's largest real estate groups. Neither is going to cut corners or vanish.
The commercial component is what makes this more than another city-fringe block. In an area with limited retail, shops within the development are genuinely useful rather than decorative, and integrated projects have historically resold better than plain ones. Ask whether the retail is strata-sold or retained — retained is much better for residents.
The honest limitation is the address itself. Kallang Bahru is not a name that carries a premium today, and the transition will take a decade. If your horizon is three years, you are buying the current neighbourhood, not the planned one.
This suits you if you want city-fringe access at mid-pipeline land cost, you like the Kallang regeneration story enough to hold through it, and you value a developer pairing that will still exist and still care about the project in fifteen years.
Skip it if you need the neighbourhood to be finished. Kallang Bahru is mid-transition and will stay that way for years. Skip it too if you want quiet — this is a working, dense part of the city fringe with an expressway close by.
Pricing
Kallang Close price: mid-pipeline land on the city fringe
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
Frasers and Mitsubishi Estate paid $610.75 million, or $1,415 psf ppr, awarded 10 April 2026.
As with every mixed-use site, the headline land rate covers residential and commercial floor area together, so the residential-only figure could sit either side of it. I have run the model on the published number and flagged the limitation rather than inventing a split.
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 | $1,415 | Confirmed — URA GLS tender, awarded 10 April 2026 |
| Construction | $600 | My assumption for a mixed-use city-fringe development in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $2,317 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,600–$2,830 | 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 Frasers and Mitsubishi Estate 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 120,555 sq ft
The parcel is 120,555 sq ft with an implied gross floor area of about 431,625 sq ft — a plot ratio near 3.58. Part of that is commercial, and the split has not been published.
A plot ratio near 3.58 on a compact site means towers over a retail podium. Expect the residential lobbies and facilities deck to sit above the shops rather than beside them, which is the standard and generally the better arrangement.
I have not published an average unit size. On a mixed-use site, dividing total floor area by a residential unit count produces a figure that looks authoritative and is simply wrong.
Location
Where Kallang Close GLS actually is
The site is on Kallang Close in District 12, in the Kallang Bahru area between the Kallang River and the Geylang corridor. This has historically been light-industrial Singapore, and it is being progressively rezoned and rebuilt.
The Downtown Line serves the area at Bendemeer and Geylang Bahru, with Boon Keng on the North East Line adding a second line and a fast run to the CBD via Little India and Dhoby Ghaut. The city centre is genuinely close — this is a five-kilometre address, not a suburban one.
The Kallang River corridor and the Kallang Alive sports precinct — the National Stadium, the Sports Hub and the surrounding park connectors — are the amenity story. Retail today is thin, which is precisely why the development's own commercial component matters. City Square Mall and the Serangoon Road corridor are the nearest substantial options.
| Station | Line | Note |
|---|---|---|
| Bendemeer | Downtown Line (DT23) | The closest Downtown Line stop to the Kallang Bahru area |
| Geylang Bahru | Downtown Line (DT24) | The next stop east |
| Boon Keng | North East Line (NE9) | A second line, toward Little India and the CBD |
Swipe to see the full table →
Site coordinates for this parcel are 1.31265711, 103.86826396 — check the exact walk yourself before you rely on anyone's number, mine included.
Who is building it
Who is building it: Frasers Property and Mitsubishi Estate
Frasers Property is a Singapore-listed developer with a large local residential record — Rivière on Jiak Kim Street, Parc Greenwich EC, Sky Eden@Bedok — plus retail and industrial platforms and a set of listed REITs. It is a long-term owner-operator rather than a build-and-exit developer, which shows in how its projects are maintained after handover.
Mitsubishi Estate is one of Japan's three largest real estate groups, best known for owning and developing much of Tokyo's Marunouchi district. Japanese developers entering Singapore residential projects generally bring a high standard on detailing and building services.
The pairing is also on the Bayshore Drive consortium in this same pipeline, where Frasers sits alongside Sekisui House. Two Japanese-partnered Frasers projects launching around the same time is worth noting if delivery standards matter to you.
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
Kallang Close vs the other city-fringe pipeline sites
Four Rest of Central Region sites launch within about a year of each other. The spread in land cost is narrow, so the choice comes down to neighbourhood and developer.
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 |
|---|---|---|---|---|---|
| Dorset Road GLS | D8 Farrer Park · RCR | 430 | $1,338 | Est. Q1 2027 | 6% cheaper land, no commercial component, UOL and SingLand — a more settled neighbourhood |
| Dover Drive GLS | D5 Dover · RCR | Not published | $1,556 | Est. Q3 2027 | 10% dearer land, also mixed-use, and beside the one-north employment cluster |
| Tanjong Rhu Road GLS | D15 Tanjong Rhu · RCR | 525 | $1,455 | Est. Q2 2027 | Similar land cost on the waterfront side of Kallang Basin — a very different address for the money |
Swipe to see all columns →
Tanjong Rhu is the one to weigh most carefully. It is barely 3% dearer on land and sits on the other side of the Kallang Basin, on the waterfront, with the Thomson–East Coast Line. If your budget stretches, walk both before you decide.
Timeline
When Kallang Close GLS launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 10 April 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
Kallang Close GLS: questions people actually ask
No price list exists. From the confirmed $1,415 psf ppr land cost, a $600 psf construction assumption and 15% for soft costs, breakeven lands near $2,317 psf, pointing to a launch average of roughly $2,600–$2,830 psf. As a mixed-use site, the residential-only land cost may differ from the headline figure.
Not published. The site carries about 431,625 sq ft of gross floor area across residential and commercial uses. I will publish the unit count when the developer releases it.
Frasers Property Limited and Mitsubishi Estate. Frasers is behind Rivière, Parc Greenwich EC and Sky Eden@Bedok; Mitsubishi Estate is one of Japan's largest real estate groups.
Bendemeer (DT23) and Geylang Bahru (DT24) on the Downtown Line, with Boon Keng (NE9) on the North East Line adding a second line. Measured walking times go up once I have walked each route.
It is a genuine city-fringe location — roughly five kilometres from the CBD with two MRT lines — in the middle of a long regeneration. The upside is real and slow. If your horizon is ten years, the transition works for you. If it is three, you are buying today's Kallang Bahru, not tomorrow's.
Yes — the tender included a commercial component, so there will be retail within the development. In an area where retail is currently thin, that is a genuine amenity rather than a marketing line. Ask at the showflat whether the shops are strata-sold or retained by the developer; retained is much better for residents.
Register
Register your interest in Kallang Close GLS
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 Kallang Close
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