Lorong Puntong / Sin Ming Avenue Government Land Sale Site Analysis

In June, URA launched the tender for the Government Land Sale (GLS) site along Lorong Puntong / Sin Ming Avenue. The site is zoned as a residential site with a maximum gross floor area (GFA) of 11,994 sqm and is expected to yield around 140 residential units. The tender closed on 15 September 2026 with seven bids. The active participation by developers could be due to the palatable size of the site which allowed more developers to join the fray. 

The top bid of $208.1 million or $1,612 psf ppr came from Eco World Development (S) Pte Ltd while a consortium of Hong Leong Holdings and TID  submitted the second-highest bid of $187.3 million or $1,451 psf ppr. 

Site Details

Location Analysis 

Overview

The Lorong Puntong / Sin Ming Avenue site is located in District 20 and within the Bishan Planning Area.  The site has a maximum GFA of 11,994 sqm and can yield an estimated 140 housing units.  

A notable feature of the site is its small size which could lower development cost and risk for developers. This could explain the active participation from developers, resulting in seven bids.

A key selling point of the site is its location adjacent to Bright Hill MRT Station, which is slated to be an interchange station serving the Thomson-East Coast and Cross Island lines, upon completion of the latter in 2030. Future residents also have easy access to the Circle Line via Caldecott Interchange, which is only two stops away. The easy access to multiple MRT lines will boost the appeal of the future development, especially since proximity to an MRT station has become increasingly important to homebuyers.

In addition, the site is a short drive from the Central Expressway, providing drivers easy road connectivity to the rest of the island.

Lifestyle and Recreation

There are a number of recreational options near the site. Nature lovers will appreciate the proximity of Bishan-Ang Mo Kio Park, Windsor Nature Park and Lower Pierce Reservoir, while golf enthusiasts are a short drive away from the Singapore Island Country Club.

Neighbourhood Amenities

Another strong selling point of the future development will be its location adjacent to Ai Tong School. Other popular schools within a 2km radius include Catholic High School (Primary and Secondary) and CHIJ St. Nicholas Girls’ School (Primary and Secondary). Parents of school-going children will appreciate being near to these sought-after schools.

Other nearby amenities include the eateries in Midview City. Future residents are also one MRT stop away from Thomson Plaza.

Potential Buyer Profile

The close proximity of Ai Tong School will probably attract couples with young children. The successful bidder is likely to anticipate this strong demand from larger households and build more larger units to cater to this demand.

Another group of buyers could be HDB upgraders from nearby Bishan where there were 98 million-dollar deals in 2025 and 61 such deal so far this year. The high number of million-dollar flats from nearby Bishan indicates that the sellers have sufficient funds to upgrade to a new condominium without leaving a familiar neighbourhood.

The future development may also appeal to right-sizers living in landed homes along the nearby Fulton Road and Upper Thomson Road. The median resale price of landed homes in Bishan Planning Area has also been on a steady upward climb from $5.29 million last year to $5.31 million so far this year. 

Supply and Outlook

There are five 99-year leasehold completed condominiums within a 500m radius of the site, namely Thomson Impressions, Thomson Grand, Thomson Three, Bishan Point and The Gardens at Bishan.  At the time of writing, there were no newly launched condominiums within the same distance.

The upcoming Thomson Reserve is also within a 500m radius of the GLS site.  The new condominium is built on the site of the former Thomson View which was sold via a collective sale last year for $810 million or $1,178 psf ppr; significantly lower than the top bid of $1,612 psf ppr for the Lorong Puntong/Sin Ming Avenue GLS site.

Expected to be launched in October, Thomson Reserve is a 99-year leasehold development featuring 1,268 units, which makes it one of the largest residential developments to be launched this year. Future residents will appreciate the connectivity and convenience of Thomson Reserve’s location near Upper Thomson MRT Station and Thomson Plaza.  Apart from Thomson Reserve, no residential projects are expected to be launched in the area this year. 

Conclusion and Tender Closing Comments

Developer sentiment is expected to remain selective, but sites in established neighbourhoods with strong public transport connectivity, proximity to sought-after schools and a visible potential buyer catchment are still expected to find favour with them.

In August, the Ministry of Trade and Industry upgraded Singapore’s 2026 GDP growth forecast to 4.5% to 5.5%, up from its earlier projection of 2% to 4%. Singapore’s economy increases by 6.1% y-o-y in the first half of 2026, surpassing the 5% y-o-y growth recorded in 2025.