$1,455 psf ppr Record RCR Land Rate · ~525 Units · Two Operational TEL Stations · District 15
Tracking every milestone on the Tanjong Rhu Road GLS site — from tender award to naming to launch. Last updated: .
The $709.3 million bid set the highest land rate ever paid for a Government Land Sale site in the Rest of Central Region — on the first parcel released in Tanjong Rhu since 1997.
See the full tender result →A second parcel of about 1.23 hectares and an estimated 505 units sits next door. It has not been tendered, and its own launch is estimated for 2028 to 2029 — several years behind this site.
See what this means for timing →CDL's neighbouring District 15 project launched at $2,465 psf in April 2023 and now transacts at $2,700 to $2,881 psf — the closest live read-across for pricing here.
See the price guide →The Tanjong Rhu Road GLS site was awarded to a City Developments Limited and Woh Hup joint venture, split 90:10, with a bid of $709.3 million — $1,455 per square foot per plot ratio. That is the highest land rate ever paid for a Government Land Sale site in the Rest of Central Region, on the first parcel released in Tanjong Rhu since 1997. (Source: URA award records / EdgeProp Singapore, 5 February 2026.)
Record for any RCR Government Land Sale site
| Site | Region | Land Rate | Awarded |
|---|---|---|---|
| Tanjong Rhu Road (this site) | D15 · RCR | $1,455 psf ppr | Feb 2026 |
| Holland Link | D10 · CCR | $1,432 psf ppr | Aug 2025 |
| River Valley Green (Parcel B) | D9 · CCR | $1,420 psf ppr | Feb 2025 |
| Dunearn Road | D10 · CCR | $1,410 psf ppr | Jul 2025 |
| Marina Gardens Lane | RCR (per Newmark) | $1,402 psf ppr | Jul 2023 |
| Grand Dunman site | D15 · RCR | $1,350 psf ppr | Jun 2022 |
| Tembusu Grand site (Jalan Tembusu) | D15 · RCR | $1,302 psf ppr | Jan 2022 |
Source: URA award records and EdgeProp Singapore. The record classification for the Rest of Central Region follows Wong Shanting of Newmark, quoted by EdgeProp on 5 February 2026; Marina Gardens Lane carries that analyst's RCR classification. Holland Link and Dunearn Road are District 10, Core Central Region.
From the 1997 land release that produced Waterplace to this site's estimated completion — every confirmed milestone and every estimate, in one view.
The site that became Waterplace was the last private land parcel released in this precinct. Waterplace launched in 2001 and completed in 2004; no new private launch followed for more than two decades.
Two Thomson-East Coast Line stations begin operating on either side of the site — trains running before the land was even tendered, not a promise attached to a launch.
The $709.3 million bid sets a record land rate for a Government Land Sale site in the Rest of Central Region. CDL announces approximately 520 to 525 units across three 26-storey blocks with an integrated early childhood development centre.
A second parcel of about 1.23 hectares and an estimated 505 units is confirmed next door. It has not yet been tendered, and CBRE names it one of the more attractive plots on the list, citing this site's result directly.
The developer has not yet released an official name, which is why this development is still referred to by its site address. Register below to be notified when the name and branding are announced.
Stack maps, layout efficiency and unit sizes only become real at this point. Until the developer publishes them, no honest stack-level recommendation can be made.
Government Land Sale projects typically preview 12 to 18 months after award. The price list is published at this stage — until then, every price figure on this page is an analyst estimate.
Estimated completion, based on typical build programmes for a project of this scale on reclaimed, height-constrained ground. Not developer-confirmed.
Estimated dates are projections based on URA tender conditions and typical Government Land Sale development cycles — they are not developer-confirmed.
The first new private supply in Tanjong Rhu in almost 30 years — flanked by two Thomson-East Coast Line stations that have already been running trains since June 2024.
Tanjong Rhu MRT (TE23) is a nine to eleven minute walk and Katong Park MRT (TE24) eight to ten minutes, both on the Thomson-East Coast Line and both operational since 23 June 2024. Most new launches sell a station still under construction.
A low block count across a 131,743 sq ft parcel gives a lower-density feel than typical mega-developments on comparable land, with an integrated early childhood development centre on site. (Source: CDL announcement, February 2026.)
The Tanjong Rhu Footbridge links directly to the Kallang waterfront promenade, with East Coast Park, Kallang Wave Mall and the Singapore Indoor Stadium all within the immediate precinct.
Dunman High School and Chung Cheng High School (Main) are both named as nearby in reporting on the site. Primary-school distances, including Kong Hwa School, should be checked against MOE SchoolFinder rather than taken from marketing material.
At $1,455 psf ppr this is the highest land input any Rest of Central Region Government Land Sale site has carried. It supports the scarcity case and it raises the entry quantum — both are true, and this page treats them as such.
The roughly 89-hectare Kallang Alive masterplan, led by MND, URA and Sport Singapore, is under active phased construction, with the OCBC Aquatic Centre, Kallang Tennis Hub and Kallang Wave Mall already operational.
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Tanjong Rhu Grand occupies the first land parcel released in Tanjong Rhu since 1997 — a 131,743 sq ft, 99-year leasehold site on Tanjong Rhu Road in District 15, awarded on 5 February 2026 to a City Developments Limited and Woh Hup joint venture for $709.3 million, or $1,455 per square foot per plot ratio. That land rate is the highest ever paid for a Government Land Sale site in the Rest of Central Region. CDL has announced approximately 520 to 525 homes across three residential blocks of 26 storeys, with an integrated early childhood development centre.
What makes the address unusual is not a promise about the future but a fact about the present: two Thomson-East Coast Line stations, Tanjong Rhu (TE23) and Katong Park (TE24), flank the site and have been carrying passengers since 23 June 2024. Marina Bay is roughly 15 minutes away by direct train, Orchard about 25. Most new launches in Singapore ask buyers to price in a station that has not opened yet.
The blocks are planned on a north-south alignment, which CDL has stated is intended to maximise views across The Kallang, Marina Bay and the sea. A 100-metre Singapore Height Datum cap applies to the site, which constrains how tall the blocks can go — and, in the same stroke, constrains what can be built nearby to block the same view corridor. Huttons Asia has also flagged that the land is likely reclaimed, which raises construction cost and complexity; Woh Hup's presence in the joint venture speaks directly to that.
The honest framing is that this is a scarcity position with a timer on it, not a permanent monopoly. Tanjong Rhu Close, an adjacent parcel of about 1.23 hectares and an estimated 505 units, was placed on the second-half 2026 Confirmed List in June 2026. It has not been tendered and its own launch is estimated for 2028 to 2029 — so this site holds first-mover timing in a reopening precinct, several years ahead of the next one.
Tanjong Rhu Grand is the working name for the upcoming 99-year leasehold condominium on the Tanjong Rhu Road Government Land Sale site in District 15, Singapore. The developer has not yet released an official project name, which is why the development is still widely searched as the Tanjong Rhu Road GLS site. A CDL-Woh Hup joint venture, split 90:10, was awarded the 131,743 sq ft parcel on 5 February 2026 for $709.3 million — $1,455 per square foot per plot ratio, a record for any Rest of Central Region GLS site. (Source: URA award records / EdgeProp Singapore, 5 February 2026.)
The announced scheme is approximately 520 to 525 residential units in three blocks of 26 storeys each, together with an integrated early childhood development centre. The implied gross floor area works out to roughly 487,500 sq ft — that figure is derived by dividing the bid by the land rate, not published officially, so treat it as an estimate. The blocks are planned north-south to open the view corridor toward The Kallang, Marina Bay and the sea.
For families, Dunman High School and Chung Cheng High School (Main) are both named as nearby secondary schools in reporting on the site. Kong Hwa School is the primary school buyers ask about most; published distance estimates put it in the one to two kilometre band rather than the one kilometre priority radius, so it should be verified against MOE SchoolFinder before it factors into a Primary One decision. This page will not present an unverified school distance as though it were confirmed.
Preview is estimated for the second half of 2027, with estimated completion around 2031 to 2032. Neither is developer-confirmed. Buyers who register early receive the official name, site plan, floor plans and price list at each release point, ahead of the general public — which, on a site where no price list exists yet, is the only meaningful form of first-mover access available today.
The Kallang Alive Masterplan is a roughly 89-hectare, government-funded sports, entertainment and lifestyle precinct led by the Ministry of National Development, the Urban Redevelopment Authority and Sport Singapore, running as a phased programme from 2014 into the 2030s. It is not a proposal or a study — it is under active construction, and several components have already been delivered and are operating: the OCBC Aquatic Centre, the Kallang Tennis Hub and Kallang Wave Mall. (Source: URA, Sport Singapore, Pomeroy Studio.)
That distinction matters when assessing growth catalysts. Many new launches are sold against masterplans that are announced but unfunded and untimed, where the buyer is underwriting a policy intention. Here, the anchor attractions already draw national-scale sporting and entertainment crowds to the doorstep, and the remaining phases build on infrastructure that exists rather than infrastructure that is hoped for.
Huttons Asia has described this parcel as the first site released in the Marina and Kallang waterfront precincts revealed at the 2024 National Day Rally — which frames the release as part of a deliberate, sequenced government intent for the waterfront, not an isolated plot disposal. For a buyer with a seven to ten year horizon, that sequencing is the argument: the precinct's transformation runs alongside the project's own construction and early occupation years.
The counterweight is worth stating. Precinct upside is not a guarantee of unit-level capital gain, and a record land price means much of the good news about this location is already reflected in what the developer paid — and therefore in what buyers will be asked to pay. The scarcity case here is strong; it is not a free option.
Two Thomson-East Coast Line stations flank the site, and both are already operational. Tanjong Rhu MRT (TE23) sits at the Tanjong Rhu Road and Tanjong Rhu Place junction, roughly a nine to eleven minute walk. Katong Park MRT (TE24) is about eight to ten minutes away at the Fort Road, Tanjong Rhu Road and Meyer Road junction. Both opened on 23 June 2024. Station codes and locations are verified against the LTA network map.
Estimated journey times from Tanjong Rhu MRT (TE23):
(Journey times are estimates based on TEL scheduled running times and should be verified at preview stage.)
For drivers, an East Coast Parkway on-ramp is within roughly five minutes, giving a direct run to Changi Airport in one direction and the CBD in the other. Kallang-Paya Lebar Expressway access nearby opens the northeast corridor. For walkers and cyclists, the Tanjong Rhu Footbridge connects straight onto the Kallang waterfront promenade, with East Coast Park a short ride away.
From a rental perspective, this connectivity profile supports a broad tenant pool: CBD-based professionals on a roughly 15-minute commute, the workforce and event traffic around the Sports Hub and Kallang Alive precinct, and expatriate families drawn to the waterfront corridor. That said, an honest yield picture matters more than a connectivity story — see the investment section below, where the estimated net yield of about 2.2% is presented as it is, not as it might be sold.
Waterplace, from the 1997 land release, is 22 years into its lease and still transacts above $1,900 psf. That is what the address alone has been worth — before any new-launch, dual-MRT or Kallang Alive tailwind.
Two recent Waterplace resale transactions make the point concretely: a 1,227 sq ft three-bedroom unit at $2.35 million ($1,915 psf), and a 1,561 sq ft four-bedroom at $3.0 million ($1,922 psf). A 99-year leasehold project completed in 2004, built to pre-harmonisation gross floor area rules, roughly 22 years into its lease, still clearing above $1,900 psf. (Source: EdgeProp Singapore, caveats lodged, 2026.)
The scarcity window does have an expiry date, and it should be stated rather than buried. Tanjong Rhu Close was confirmed four months after this award. This project is the first mover in the precinct's reopening, not its only participant — a genuinely strong position, sold honestly as timing advantage rather than permanent exclusivity.
Tanjong Rhu Grand is flanked by Tanjong Rhu MRT (TE23) and Katong Park MRT (TE24), both on the Thomson-East Coast Line and both operational since 23 June 2024. The TEL runs from Woodlands through the city centre and out along the east coast, giving transfer-free access to Marina Bay, Gardens by the Bay and Orchard.
An East Coast Parkway on-ramp is roughly five minutes away, with Kallang-Paya Lebar Expressway access nearby for the northeast corridor. Journey times are estimates based on scheduled TEL running times and typical road conditions.
Everything currently confirmed about the Tanjong Rhu Road GLS site — land rate, unit count, built form, connectivity and the land-benchmark comparison — in one document. The official site plan, floor plans and price list will be sent to registered contacts the moment the developer releases them.
Tanjong Rhu Road, Rest of Central Region
Joint venture, 90:10 · CDL controls
Leasehold from the February 2026 award
The developer has not released the site plan or floor plans for Tanjong Rhu Grand. The layouts shown below are indicative sample templates only — they illustrate typical configurations by bedroom count and are not this project's actual plans, sizes or stack layouts. Actual plates are expected around mid-to-late 2027, ahead of preview. Register to receive them on release.
This is the first land parcel released in Tanjong Rhu since 1997. The last project from that release, Waterplace, launched in 2001 and completed in 2004 — and still transacts above $1,900 psf some 22 years into its lease. That is a measurable read on what the address alone commands, without any new-launch, dual-MRT or Kallang Alive tailwind attached. (Source: EdgeProp Singapore, caveats lodged, 2026.)
Tanjong Rhu (TE23) and Katong Park (TE24) both opened on 23 June 2024. A buyer here is not underwriting a construction programme or an opening date that could slip — the trains are running, the walk times are walkable today, and the roughly 15-minute ride to Marina Bay can be tested before committing a cent. Operational infrastructure carries materially less execution risk than planned infrastructure.
City Developments Limited holds the controlling 90% stake, backed by more than 60 years and 53,000-plus homes developed globally. Its most relevant precedent is in the same District 15 precinct: Tembusu Grand, launched April 2023 at $2,465 psf, now trading at roughly $2,700 to $2,881 psf — a gain of about 9.5% to 16.9%. Woh Hup, the 10% partner, brings construction capability for a reclaimed-land, height-capped build.
The roughly 89-hectare Kallang Alive Masterplan is led by MND, URA and Sport Singapore and is under active phased construction, with the OCBC Aquatic Centre, Kallang Tennis Hub and Kallang Wave Mall already delivered and operating. This is a funded and timelined programme with completed components on the ground — a materially different proposition from a masterplan that exists only as an announcement. (Source: URA, Sport Singapore, Pomeroy Studio.)
The Tanjong Rhu Grand sales gallery has not opened — preview is estimated for the second half of 2027. Register now to be contacted first when the showflat, floor plans and price list are released.
Tanjong Rhu is a quiet, established residential pocket that has produced almost no new private supply for a generation. It sits on the water at the eastern edge of the Kallang Basin, minutes from the city yet off the main arterial routes. The Tanjong Rhu Footbridge connects straight onto the Kallang waterfront promenade, and East Coast Park is a short ride away — the everyday texture here is water, greenery and open sky rather than traffic.
CDL has stated the blocks are aligned north-south specifically to maximise views across The Kallang, Marina Bay and the sea. The 100-metre Singapore Height Datum cap on this pocket limits how tall the development can go — and equally limits what can rise nearby to block the same outlook. Which stacks actually capture the best of it can only be answered once the site plan is published; this page will not promise a view from a stack that has not been drawn yet.
Kallang Wave Mall, the Singapore Indoor Stadium, the National Stadium and the OCBC Aquatic Centre are all in the immediate precinct, alongside the Singapore Swimming Club next to the site itself. An integrated early childhood development centre is planned within the development. For a household that wants city access without a city address, the mix of national-scale sporting infrastructure and quiet waterfront streets is unusual in Singapore.
There is no Tanjong Rhu Grand price list yet, and there will not be one until the developer opens its preview — estimated for the second half of 2027. What can be said today is grounded in arithmetic rather than sentiment. CBRE and PropNex have estimated an indicative launch average of $2,900 to $3,000 psf.
That range is consistent with the developer's own cost stack. Land is confirmed at $1,455 psf ppr. Construction on reclaimed, height-capped ground is estimated at roughly $500 psf. Financing, professional fees and a margin buffer add an estimated $165 psf. That gives an estimated breakeven near $2,120 psf — implying a developer margin in the region of 35% to 40% at the analysts' estimated launch range. Every figure in that stack except the land rate is an estimate, and it is shown here so the reasoning can be checked rather than taken on trust.
| District 15 Benchmark | Land Rate | Price (psf) |
|---|---|---|
| Tanjong Rhu Grand (this site) | $1,455 psf ppr | $2,900–$3,000 (est.) |
| Tembusu Grand — launch, Apr 2023 | $1,302 psf ppr | $2,465 |
| Tembusu Grand — resale, Q2 2026 | — | $2,700–$2,881 |
| Meyer Blue — launch, Oct 2024 (freehold) | — | $3,260 |
| Waterplace — resale, 2026 (1997 GLS) | — | $1,915–$1,922 |
Sources: URA award records and caveats, EdgeProp Singapore, CBRE and PropNex projections, 2026. Launch-price figures for this site are analyst estimates, not developer-confirmed. Older stock such as Waterplace is quoted on non-harmonised gross floor area, so like-for-like psf comparisons overstate by roughly 5% to 8% before adjusting.
Buyers comparing Tanjong Rhu Grand vs Tembusu Grand are comparing two CDL projects in the same District 15 precinct, which makes the read-across unusually clean. Tembusu Grand was built on land bought at $1,302 psf ppr in January 2022 and launched at $2,465 psf in April 2023; by the second quarter of 2026 it was transacting between $2,700 and $2,881 psf, with a record sub-sale of $2,881.50 psf in May 2026. It obtained its temporary occupation permit in December 2025 and has a liquid resale market — 473 resale transactions at a median of $2,447.87 psf as at April 2026.
Tanjong Rhu Grand's land input is about 12% higher. The trade is a thinner margin of safety on entry price in exchange for a waterfront Tanjong Rhu address with two operational MRT stations and no new private supply in the precinct for almost 30 years. A buyer who wants proven, immediately available District 15 stock at a lower quantum should look hard at Tembusu Grand resale; a buyer who wants first access to a reopening address should watch this one.
The honest answer is that it is a scarcity play rather than a yield play, and it suits a specific profile. Three points support the case. First, supply: this is the first Tanjong Rhu land parcel since 1997, and unsold private inventory in the Rest of Central Region hit an all-time low of 4,142 units as at the fourth quarter of 2025 (Source: PropNex Research, URA data). Second, infrastructure that already exists — two operating TEL stations and a funded, part-delivered Kallang Alive precinct. Third, a developer with a profitable, appreciating precedent one precinct over.
Three points cut the other way, and they are not footnotes. A record land rate means the entry quantum is high and the developer has less room to soften pricing if take-up is slow. Estimated gross rental yield on a representative two-bedroom is around 2.8%, with an estimated net yield near 2.2% after property tax, maintenance and a one-month vacancy allowance — thin for this price band. And the "sole new supply" position expires: Tanjong Rhu Close will follow, with its own launch estimated for 2028 to 2029.
The profile this suits is a dual-income upgrader, a right-sizer with equity from a larger home, or an investor prioritising capital preservation in a supply-scarce address over rental income, with a seven to ten year horizon. The profile it does not suit is a buyer stretching a first upgrade to reach the quantum.
The Tanjong Rhu Grand developer is a CDL-Woh Hup joint venture, split 90:10, awarded the site on 5 February 2026. The Tanjong Rhu Grand launch date has not been announced; a preview in the second half of 2027 is the working estimate, consistent with the 12 to 18 months that typically separates a Government Land Sale award from a sales preview. Estimated completion is 2031 to 2032.
Three release points sit between today and a decision: the official project name, estimated for the fourth quarter of 2026; the site plan and floor plans, estimated for mid-to-late 2027; and the price list at preview. The single most useful thing a serious buyer can do before any of them arrive is establish affordability — an in-principle approval and a clear view of Additional Buyer's Stamp Duty and loan-to-value position — so that when the price list lands the decision is about the unit, not the financing.
The questions buyers actually ask about Tanjong Rhu Grand and the Tanjong Rhu Road GLS site.
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