Dover Drive GLS: City‑Fringe Residential Site Near one‑north MRT Sets New RCR Land Benchmark
Introduction: Record Land Bid Signals Strong Developer Confidence
The Dover Drive Government Land Sale (GLS) site — a city‑fringe residential parcel near one‑north MRT station — has captured developer attention under the latest GLS programme. The tender closed on 26 March 2026, attracting six competitive bids, with the top bid of S$951,000,999 translating to S$1,556 per square foot per plot ratio (psf ppr). This sets a new pricing benchmark for Rest of Central Region (RCR) residential sites, highlighting strong confidence in city‑fringe residential growth.
Located within the broader one‑north / Dover‑Medway precinct, the site promises a live–work–play environment with excellent connectivity, education options, and employment hubs nearby — all key factors underpinning developer interest.
Tender Results: Premium Land Value Achieved
The Dover Drive tender demonstrated robust competition, with multiple leading developers bidding aggressively for the site.
| Rank | Consortium / Tenderer | Tendered Price (S$) | Land Rate (S$ psf ppr) |
|---|---|---|---|
| 1 | Qingjian Realty / Forsea Holdings / Jianan Capital JV | S$951,000,999 | 1,556 |
| 2 | Sunway MCL Land / CSC Land Group JV | S$911,159,632.86 | 1,491 |
| 3 | Frasers Property / Hoi Hup Realty JV | S$889,159,000 | 1,455 |
| 4 | CapitaLand Development / Mitsubishi Estate Asia / UOL Group JV | S$888,149,900 | 1,453 |
| 5 | Sim Lian Group | S$835,000,000 | 1,366 |
| 6 | GuocoLand / Hong Leong Holdings / TID JV | S$831,102,298 | 1,360 |
Note: The table above presents the top 6 developer bids for Dover Drive GLS. For full tender details, visit the official URA website.
Notes:
- The top bid sets a new RCR land pricing benchmark, demonstrating developer confidence in one‑north–adjacent city‑fringe sites.
- The close range among the top four bids reflects intense competition and the site’s strategic value.
Site Details & Attributes
The Dover Drive GLS site is primed for quality residential development:
- Location: Near one‑north and Buona Vista MRT stations, Dover / Queenstown precinct
- Land Tenure: 99-year leasehold
- Site Area: ~13,517 m²
- Maximum Gross Floor Area (GFA): ~56,773 m²
- Estimated Yield: ~625 private homes
Zoning allows residential development with first-storey commercial space, supporting a mixed live–work–play environment for families, professionals, and investors alike.
Strategic Location: Connectivity & Amenities
Dover Drive offers excellent connectivity and lifestyle advantages:
- MRT Access: Short walk to one‑north MRT station, providing direct access to CBD, Orchard Road, and East Coast areas
- Employment Hubs: Proximity to one‑north business and research clusters in biomedical sciences, ICT, and media
- Education: Nearby schools including Fairfield Methodist School (Primary & Secondary)
- Lifestyle & Amenities: Cafés, retail, coworking spaces, and parks create a complete live‑work‑play ecosystem
These factors make Dover Drive highly appealing to both owner-occupiers and investors seeking stable rental demand.
Land Rate Comparison: Dover Drive vs Past One‑North / RCR Sites
| Site | Tender Close Date | Land Rate (S$ psf ppr) | Project |
|---|---|---|---|
| One‑North Gateway | September 2019 | 1,001 | One‑North Eden |
| Slim Barracks Rise (Parcel A) | September 2021 | 1,246 | Blossoms by the Park |
| Slim Barracks Rise (Parcel B) | September 2021 | 1,210 | The Hill @ One‑North |
| Media Circle | January 2024 | 1,191 | Bloomsbury Residences |
| Media Circle (Parcel A) | March 2025 | 1,037 | Hudson Place Residences |
| Dover Drive | March 2026 | 1,556 | N.A |
Dover Drive achieves the highest land rate among recent RCR / one‑north sites, reflecting strong developer competition and expected premium pricing.
Projected Pricing & Market Positioning
With a land rate of S$1,556 psf ppr, Dover Drive is projected to launch at S$3,100 – 3,400 psf, averaging ~S$3,200 psf. For context, nearby projects’ land rates and launch prices are:
| Project / Site | Land Rate (S$ psf ppr) | Unit Types | Launch Price Range (S$ psf) | Average Price (S$) |
|---|---|---|---|---|
| Dover Drive GLS | 1,556 | Est. 625 units (1–4 BR + PH) | 3,100 – 3,400 | ~3,200 psf |
| Bloomsbury Residences | 1,191 | 2, 3, 4 BR + PH | 2,531 – 2,730 | Avg ~2,625 psf / ~3.20M per unit |
| Hudson Place Residences | 1,037 | 1–4 BR | 2,300 – 2,500 | Avg ~2,400 psf |
Dover Drive’s projected prices position it above surrounding RCR launches, establishing a new benchmark for city‑fringe residential pricing near one‑north.
Explore Nearby City‑Fringe Options: Hudson Place & Bloomsbury Residences
For buyers seeking alternatives within the same one‑north / Dover‑Medway corridor, Hudson Place Residences and Bloomsbury Residences offer compelling options:
- Hudson Place Residences (Media Circle, March 2025 GLS) features well-planned 1–4 bedroom units with a launch price range of S$2,300 – 2,500 psf. Its convenient proximity to Buona Vista MRT and surrounding amenities makes it ideal for young professionals and families.
📲 Learn more about Hudson Place Residences
- Bloomsbury Residences (Media Circle, January 2024 GLS) offers 2, 3, 4 bedroom units and penthouses with prices from S$2,531 – 2,730 psf (avg S$2,625 psf). The project balances accessibility, lifestyle amenities, and city-fringe living, making it an attractive choice for investors seeking stable rental demand.
📲 Discover Bloomsbury Residences
These developments serve as useful benchmarks for pricing and lifestyle expectations, helping potential buyers compare upcoming Dover Drive units against existing city-fringe launches.
Market Outlook & Investment Appeal
- Strategic Location: Close to one‑north, Buona Vista, and major transit nodes
- Lifestyle & Amenities: Integrated live–work–play environment
- Capital & Rental Potential: High appeal for both owner-occupiers and tenants
- Benchmark Pricing: Land and launch prices reflect strong confidence in mid-central corridors
This site is poised to become one of 2026’s most watched launches, drawing attention from local and foreign buyers seeking premium city-fringe homes.
Conclusion
The Dover Drive GLS tender, with its record land bid and projected premium pricing, exemplifies confidence in Singapore’s city-fringe residential market. As the site develops into a vibrant mixed-use enclave, it is expected to set the tone for future RCR launches in one‑north and Dover‑Medway precincts.
📱 Register your interest today for Dover Drive launch updates, VVIP preview access, and floor plan releases. Don’t miss your chance to secure a home in this high-demand precinct.