Telok Blangah Road GLS: Price, Site and Launch Guide
740 units on Telok Blangah Road, bought by Kingsford at $1,326 psf ppr — Circle Line access, the Southern Ridges above and the Greater Southern Waterfront ahead.
Upcoming launch — estimated Q1 2027
In short: Telok Blangah Road GLS is a 99-year leasehold condominium of 740 units in District 4. Kingsford Group won the 146,389 sq ft site for $918.3 million, or $1,326 per square foot per plot ratio, awarded 4 November 2025. Launch is expected around Q1 2027; my land-cost model points to a launch average near $2,480–$2,700 psf.
Telok Blangah Road GLS at a glance
Sources: URA Government Land Sales tender record, awarded 4 November 2025 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Telok Blangah Road, District 4 — Telok Blangah, HarbourFront, Sentosa, Keppel · Rest of Central Region |
|---|---|
| Developer | Kingsford Group |
| Tenure | 99-year leasehold |
| Site area | 146,389 sq ft |
| Gross floor area | 692,534 sq ft · plot ratio ≈ 4.73 |
| Land price | $918.3 million · $1,326 psf ppr |
| Total units | 740 |
| Average unit size | ≈ 936 sq ft — GFA ÷ unit count, a planning figure, not a floor plan |
| Nearest MRT | Telok Blangah (Circle Line (CC28)) · Labrador Park (Circle Line (CC27)) · HarbourFront (Circle Line + North East Line interchange (CC29 / NE1)) |
| Expected launch | Estimated Q1 2027 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,480–$2,700 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Telok Blangah Road GLS
The long-term story here has a name: the Greater Southern Waterfront. When the port land at Tanjong Pagar, Keppel and Pasir Panjang is progressively released, the southern coastline becomes one of the largest urban redevelopment areas in Singapore's history. Telok Blangah sits immediately behind that frontier.
That is a genuine, government-committed plan, and it is also a plan measured in decades rather than years. The first phases have been talked about for a long time. If you buy here on the waterfront story, buy with a fifteen-year horizon and treat anything sooner as a bonus.
What exists today is already good. Telok Blangah station on the Circle Line, HarbourFront and VivoCity two stops away, the Southern Ridges walk from Mount Faber through Henderson Waves to Kent Ridge, Labrador Nature Reserve along the coast, and Sentosa across the bridge. For an address inside the Rest of Central Region, the green and leisure access is exceptional.
At $1,326 psf ppr the land is priced sensibly rather than speculatively — almost exactly the same as the Bedok Rise and Bayshore Drive sites in the east. The market has not yet paid a Greater Southern Waterfront premium here, which is either the opportunity or the warning depending on your view.
Kingsford is a volume developer and this will be a volume project — 740 units. Its Singapore record includes Normanton Park, Kingsford Waterbay and Kingsford Hillview Peak, and it is also redeveloping the former Tan Boon Liat Building in this same pipeline. Two large Kingsford launches inside about a year is worth noting: a developer with two projects to move usually prices both to move.
This suits you if you want the Southern Ridges and the coast at your door, you use the Circle Line, and you are buying with a long enough horizon that the Greater Southern Waterfront can actually happen around you. On land cost this is fair value for the location.
Skip it if you need the waterfront story to pay off soon. It will not. Skip it too if a 740-unit project by a volume developer is not what you want — there are smaller, more distinctive projects in this pipeline.
Pricing
Telok Blangah Road price: fair land in a long story
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
Kingsford paid $918.3 million, or $1,326 psf ppr, awarded 4 November 2025 — within half a percent of what the Bedok Rise and Bayshore Drive sites cost on the other side of the island.
Kingsford has two large projects to sell in roughly the same window: this one and the former Tan Boon Liat Building on Outram Road. A developer carrying that much stock has a strong incentive to keep both moving, which historically shows up in launch pricing rather than in press releases.
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 | $1,326 | Confirmed — URA GLS tender, awarded 4 November 2025 |
| Construction | $600 | My assumption for a Rest of Central Region condominium in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $2,215 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,480–$2,700 | 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: 740 units below the ridge
The tender implies about 692,534 sq ft of gross floor area, which across 740 units averages roughly 936 sq ft per home. That is internally consistent and is the figure I would trust.
Set against the 146,389 sq ft site area in the public feed, that floor area implies a plot ratio near 4.73 — high for this stretch of Telok Blangah Road. Rather than quietly drop the inconsistency I have flagged it below.
What a project of this scale gives you is a full facilities deck at a comfortable monthly maintenance cost. What it takes away is distinctiveness: 740 units means a lot of near-identical stock, and that shows up when you sell.
Location
Where Telok Blangah Road GLS actually is
The site is on Telok Blangah Road in District 4, on the southern coastal strip between HarbourFront and Pasir Panjang, below the Mount Faber ridge.
The Circle Line serves it at Telok Blangah and Labrador Park, with HarbourFront two stops away giving the North East Line, VivoCity and the Sentosa link. The CBD is close by road and one change by rail.
The green access is the standout: the Southern Ridges walk runs from Mount Faber across Henderson Waves to Telok Blangah Hill Park and on to Kent Ridge, and Labrador Nature Reserve sits on the coast. Retail is thin locally and leans on VivoCity. The Greater Southern Waterfront redevelopment, when it comes, sits directly in front of this address.
| Station | Line | Note |
|---|---|---|
| Telok Blangah | Circle Line (CC28) | At the foot of Mount Faber and the Southern Ridges |
| Labrador Park | Circle Line (CC27) | Labrador Nature Reserve and the coastal walk |
| HarbourFront | Circle Line + North East Line interchange (CC29 / NE1) | VivoCity, and the Sentosa link |
Swipe to see the full table →
Site coordinates for this parcel are 1.26944433, 103.81282559 — 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 at scale: Normanton Park, an 1,862-unit project in District 5; Kingsford Waterbay in Upper Serangoon; and Kingsford Hillview Peak.
The house style is volume and value rather than design. Its projects are large, competitively priced and aimed at mainstream buyers. On a 740-unit site that is arguably the right skill set.
Kingsford also holds the former Tan Boon Liat Building site on Outram Road in this pipeline. Two large projects launching within roughly a year of each other is a genuine factor in how both will be priced.
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
Telok Blangah Road vs the other southern and city-fringe sites
These three are the closest comparisons by land cost and by the kind of buyer they will attract.
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 |
|---|---|---|---|---|---|
| Former Tan Boon Liat Building | D3 Outram · RCR | Not published | $1,245 | Est. 4Q 2027 | The same developer, freehold tenure, cheaper land — but launching about a year later |
| Dover Drive GLS | D5 Dover · RCR | Not published | $1,556 | Est. Q3 2027 | 17% dearer land, mixed-use, and beside the one-north employment cluster |
| The Island Residence | D4 Keppel Bay · RCR | 84 | Not published | Est. 3Q 2026 | The same district at the opposite end of the scale — 84 units, Keppel Land, waterfront |
Swipe to see all columns →
The former Tan Boon Liat site is the sharpest comparison because it is the same developer: freehold tenure and cheaper land against this site's better green access and earlier launch. If tenure matters to you, wait. If the Southern Ridges are why you are here, do not.
Timeline
When Telok Blangah Road GLS launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 4 November 2025 | Confirmed |
| Showflat preview | Estimated Q1 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
Telok Blangah Road GLS: questions people actually ask
No price list exists. From the confirmed $1,326 psf ppr land cost, a $600 psf construction assumption and 15% for soft costs, breakeven lands near $2,215 psf, pointing to a launch average of roughly $2,480–$2,700 psf. With Kingsford carrying two large projects at once, I would expect the opening phase near the lower end.
740 units, on an implied gross floor area of about 692,534 sq ft — an average of roughly 936 sq ft per home.
It is the planned redevelopment of Singapore's southern coastline as port operations move to Tuas, covering the Tanjong Pagar, Keppel and Pasir Panjang land. It is a government-committed plan measured in decades rather than years. Telok Blangah sits immediately behind that frontier, which is the long-term case for this address — and a fifteen-year one, not a three-year one.
Telok Blangah on the Circle Line (CC28), with Labrador Park (CC27) and the HarbourFront interchange (CC29/NE1) nearby for VivoCity and the Sentosa link.
Kingsford Group, which paid $918.3 million for the site in a tender awarded on 4 November 2025. Kingsford previously developed Normanton Park, Kingsford Waterbay and Kingsford Hillview Peak, and also holds the former Tan Boon Liat Building site in this pipeline.
The green access is exceptional — the Southern Ridges, Telok Blangah Hill Park and Labrador Nature Reserve are all within reach — and the Circle Line makes the commute manageable. Local retail is thin and leans on VivoCity. Primary school distance bands need a OneMap school-home query for the exact site, which I run before publishing any of them.
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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