On 27 October, URA put two more housing sites on the Reserve List of the second-half 2026 Government Land Sales programme: a large plot at Chuan Grove in Serangoon, and a smaller one at Plymouth Avenue and Dunearn Road, opposite Stevens MRT. Together they could hold about 1,180 homes. The Edge Singapore reports that analysts at PropNex and Huttons expect neither to be sold soon.
Roov has added both sites to its GLS tracker and ran them through its land-price model. The numbers explain why developers are in no hurry.
How a Reserve List site gets sold
A Confirmed List site goes to tender on a date URA sets. A Reserve List site does not. It sits on offer until a developer applies with a minimum price the Government is willing to accept. Only then does it go to an open tender, which anyone can bid in. If nobody applies, the land simply waits, and some Reserve List sites have later been moved to the Confirmed List instead. That makes the Reserve List a pressure valve: supply that appears only when developers think demand can carry it.
Our guide to land bids and launch prices explains how the price per square foot per plot ratio (psf ppr) that developers bid turns into the price buyers later pay.
The two sites
• Chuan Grove (D19, suburbs): 31,695.7 sqm, or about 3.2 hectares, with up to 79,240 sqm of floor area and an estimated 930 homes. It lies off Ang Mo Kio Avenue 1, beside the CTE. • Plymouth Avenue / Dunearn Road (D11, prime): 11,387.4 sqm with up to 23,914 sqm of floor area and an estimated 250 homes. The first storey must include shops, up to 2,500 sqm, among them a supermarket of at least 1,000 sqm.
Both are 99-year leasehold. The Plymouth Avenue plot is the old Raffles Town Club at 1 Plymouth Avenue. In November 2023 SLA and URA said the club's State lease would not be renewed when it ran out on 17 October 2026, and that the land would go to housing. URA released it ten days after the lease ended.
Chuan Grove: a third site next to a 1,000-home launch
This is the third Chuan Grove site in two years. The first two, of about 1.58 and 1.45 hectares, were both won by Sing Holdings and Sunway in 2025. Working from URA's award figures, the land cost about $1,376 psf ppr in July 2025 and $1,331 psf ppr in September 2025. The developers are combining them into one project of over 1,000 homes, which Huttons expects to launch in February.
Roov's model puts the breakeven-plus-margin launch price on that land at about $2,810 to $2,880 psf. Huttons estimates that a developer triggering the new site would bid about $1,300 to $1,400 psf ppr. On the same model, that means a launch price of roughly $2,760 to $2,910 psf, in the same range as the project next door.
That is the problem. A developer buying the third site would launch into a market where a 1,000-home project at a similar price got there first. Chuan Park, launched nearby in November 2024, shows demand is there: Roov's records hold 907 new-sale caveats there, at a median of about $2,600 psf. But that demand has already been met once, and a second 1,000-home launch will test how much is left. A fourth site in the same planning area, Serangoon North View with about 235 homes, has also been on the Reserve List since September.
The former Raffles Town Club: a prime site with plenty of competition
The Plymouth Avenue plot has a lot going for it: an MRT interchange on the Downtown and Thomson–East Coast lines across the road, and Singapore Chinese Girls' School, St. Joseph's Institution, NUS's Bukit Timah campus and the Botanic Gardens close by. For families, that school list matters; our school proximity guide explains how the 1 km priority works.
The catch is what is already in the queue. PropNex counts more than 1,700 homes on prime-region government sites that have been sold but not yet launched, at Bukit Timah Road, a second Dunearn Road site, Holland Plain, Peck Hay Road and River Valley Green (Parcel C).
The nearest benchmark is that Dunearn Road site, won by a Wing Tai and Metro consortium in April at $1,625 psf ppr. At that land price Roov's model puts a launch at about $3,250 psf; at $1,500 psf ppr, about $3,070. Dunearn House, a new project nearby, has sold 240 homes since July at a median of about $3,100 psf in Roov's records. And earlier this week we showed why prime launches are heading towards $3,500 psf. A developer triggering this site would be betting that buyers will still pay that much when the queue ahead has cleared.
The site's plot ratio of 2.1 is low for the prime region. It allows mid-rise homes rather than towers, and its estimated 250 homes would average roughly 900 sq ft by Roov's estimate, family sizes rather than shoeboxes.
So, for you
If you live near either site, nothing changes soon. A Reserve List site can sit untouched for months or longer, and even once triggered, a tender, design and launch take another year or two.
If you are waiting to buy new around Lorong Chuan or Serangoon, there will be plenty of choice, and choice is a buyer's friend. Compare any launch there with Chuan Park's resale prices as they come through, using Roov's market tool, and see our guide to buying a new launch condo for the payment schedule and what to check.
If you own near Stevens or Bukit Timah, a supermarket and new homes at the old club would add to the neighbourhood, but more than 1,700 prime-region homes are due to launch first. Land prices have climbed for a decade, as we set out in from $833 to $1,465 psf ppr, and that keeps a floor under new-launch prices. It does not guarantee every launch sells quickly.
Roov's GLS tracker now lists both sites with their maps, and will show the land price and implied launch price the day either is triggered and awarded.
Weighing a new launch near Chuan Grove or Stevens, or thinking about selling before the new supply arrives? Roov's agent can run the numbers with you. Get in touch.