One of the rarest sites in District 10 goes to the wire next week. The tender for the Orchard Boulevard government land sales (GLS) site closes at 12 noon on 29 October 2026, according to ERA Singapore. The small plot can yield about 110 new condominium homes a short walk from Orchard Road, and the result will be an early read on how developers value prime land after a patchy few months for launches.
The site at a glance
| Item | Detail |
|---|---|
| Location | Orchard Boulevard, District 10 (Core Central Region) |
| Tenure | 99-year leasehold |
| Site area | 3,438 sq m |
| Maximum gross floor area | 9,627 sq m (gross plot ratio 2.8) |
| Estimated yield | About 110 homes |
| Tender closes | 12 noon, 29 October 2026 |
The Business Times reported that this is the second parcel offered in the area since 2023. The first was awarded in February 2024 to a UOL Group and Singapore Land Group joint venture for S$428.3 million, or about S$1,617 per square foot per plot ratio (psf ppr), and is being built as the 301-unit Upperhouse at Orchard Boulevard. ERA noted that the 2024 tender drew four bids.
What analysts expect
Analysts quoted at the launch of the tender expect top bids of S$1,650 to S$1,750 psf ppr, according to the Business Times. ERA Singapore, which expects active participation, puts its range at S$1,650 to S$1,700 psf ppr. Applying those land rates to the maximum gross floor area (our own arithmetic, roughly 103,600 sq ft) implies a total bid of about S$171 million to S$181 million.
ERA Singapore CEO Marcus Chu said the site "could pique developers' interest" because Upperhouse had sold 82.1% of its units in about a year, a strong take-up for a CCR project. He added that "the smaller overall size and lower price point create a more attractive entry into the CCR market, potentially encouraging developers to more actively bid for the site as they look to replenish their luxury condominium pipeline."
Why the context is cautious
Not every recent tender has been strong. The Marina Gardens Lane site in Marina South drew a single bid of S$450.1 million, or about S$1,243 psf ppr, when it closed on 15 October, per 99.co. Leonard Tay, head of research at Knight Frank Singapore, told Stacked Homes that the bid was below the S$1,400 to S$1,500 psf ppr he had expected. By contrast, the Lorong Puntong / Sin Ming Avenue site drew seven bids on 15 September, with EcoWorld topping them at S$1,612 psf ppr.
The pattern is that sites with a clear buyer pool and manageable size attract competition, while larger or more expensive-to-fill sites do not. Orchard Boulevard fits the first description: ERA points to a 10-minute walk to Orchard Boulevard MRT station on the Thomson-East Coast Line, one stop from Orchard interchange, and a 2 km radius that includes Anglo-Chinese School (Junior), Anglo-Chinese School (Barker Road), River Valley Primary School and Singapore Chinese Girls' School.
What it means for buyers
- Land cost sets the floor for future prices. A higher winning bid usually feeds into higher launch pricing a year or two later. Upperhouse launched in July 2025 at an average of S$3,350 psf, according to the Business Times.
- Supply is thin. The Edge Singapore reported a comment that this is "probably one of the last few land plots" in the area. Buyers who want a new Orchard-fringe address have few options, and Upperhouse is already mostly sold.
- A weak result would not mean a weak market. Land bids reflect each developer's margin and risk appetite, not just end-buyer demand. Read the number of bids and the gap between the top bids as well as the headline psf ppr.
- Tenure matters. This is a 99-year site. Freehold prime homes are far rarer and are not created by land sales at all.
For earlier coverage of the neighbouring plot, see our post on the Orchard Boulevard tender award, and for a side-by-side view of nearby projects, our District 10 condo guide.
If you would rather buy a completed freehold home than wait for a new launch to be built, 21 Anderson has two homes left as at 23 September 2026: a 3,197 sq ft ground-floor 2-bedroom with a guide price of S$10 million and a 4,489 sq ft 4-bedroom at S$25 million. See the available units, or WhatsApp us on +65 8866 9422 to arrange a private viewing.
This article is for general information only and is not financial or investment advice. Figures are as reported by the sources below at the time of writing and may change; tender results will be known after the close on 29 October.
Sources
- The Business Times: Orchard Boulevard, Marina Gardens Lane GLS sites released for sale (13 August 2026)
- ERA Singapore: Commentary on Orchard Boulevard GLS opening (13 August 2026)
- The Edge Singapore: URA releases Marina Gardens Lane, Orchard Boulevard GLS sites (13 August 2026)
- 99.co: Marina Gardens Lane draws sole S$450.1M bid from EL Development (October 2026)
- Stacked Homes: A Prime Marina Bay Site Drew Just One $450M Bid (October 2026)
- 99.co: Eco World tops seven bids for Lorong Puntong GLS site at S$1,612 psf ppr (September 2026)
