Overview
Independent research · Updated 8 Jul 2026 · All estimates labelled as such
Telok Blangah Residences (working name; the official project name is unconfirmed) sits on a 13,689 sqm site along Telok Blangah Road in District 4, awarded on 20 November 2025 to Kingsford Development at $918,300,400 — $1,326 psf ppr. With a plot ratio of 4.7 and 64,340 sqm of gross floor area, the site is expected to yield around 745 homes on 99-year tenure, with launch estimated in 2027 and TOP around 2031–2032.
What makes this site singular is position, in two senses. Geographically, it is a roughly five-minute walk from Telok Blangah MRT (CC28), one stop from the HarbourFront interchange, VivoCity and Sentosa's gateway. Strategically, it is the very first private residential parcel released from the ~30-hectare former Keppel Club site — the land bank earmarked for around 9,000 homes within the 2,000-hectare Greater Southern Waterfront master plan. The last GLS in this immediate vicinity was awarded in April 1990. This is not mid-story entry; it is the opening release.
The tender drew three bids spanning just 6.4% — Kingsford's $918.3M, GuocoLand–Hong Leong at $880M ($1,271 psf ppr) and a Frasers–Metro–Soilbuild consortium at $863.3M ($1,246). A near-billion-dollar quantum naturally filters the bidder pool; the tight spread among those who did bid reads as consensus on land value rather than uncertainty.
Pricing: what the land cost already tells us
Pricing here is a transformation bet expressed in psf. Kingsford's $1,326 psf ppr sits squarely within the $1,300–$1,380 band of comparable RCR land deals of the same vintage, and analyst projections put launch pricing at $2,650–$2,900 psf. The relevant resale comparables bracket that range rather than contradict it.
| Project | Segment | Resale psf range | Note |
|---|---|---|---|
| Telok Blangah Rd GLS (this site) | D4 RCR | $2,650–$2,900 launch (est.) | First GSW-core private launch |
| Avenue South Residence | D3 RCR | $2,400–$2,600 | Nearest RCR benchmark, similar buyer profile |
| Caribbean at Keppel Bay | D4 RCR | $2,600–$2,900 | 99-yr; lifestyle-buyer demand |
| Reflections at Keppel Bay | D4 RCR | $2,800–$3,200 | Freehold premium — the D4 ceiling |
Connectivity
Telok Blangah MRT (CC28) on the Circle Line is about five minutes on foot, with HarbourFront (CC29/NE1) one stop away adding the North East Line as a second backbone. The Circle Line runs direct to one-north (~5 stops), Buona Vista's EWL interchange (~6) and Dhoby Ghaut (~9); the CBD is roughly 20 minutes by rail. For professionals at Mapletree Business City — Singapore's largest suburban Grade-A campus, in the adjacent precinct — this is effectively a walk-or-one-stop commute. By road: West Coast Highway and the AYE for the CBD and Marina Bay, Keppel Road for Sentosa.
Transformation catalysts
- The Greater Southern Waterfront. A 2,000-hectare coastal transformation from Pasir Panjang to Marina Bay, anchored in URA's long-range plans. Each delivered phase — promenade, recreation nodes, commercial precincts — adds amenity to properties already inside the zone.
- The Keppel Club land bank. ~30 hectares banked when the club closed in 2021, earmarked for ~9,000 public and private homes. This GLS is its first private release; roughly 3,000 future private units will eventually be priced off this project's benchmark.
- Southern Ridges and nature assets. Mount Faber Park, Labrador Nature Reserve, Telok Blangah Hill and the 10km Ridges trail — rare, non-replicable greenery for an RCR address.
- HarbourFront lifestyle cluster. VivoCity, the cruise terminal and Sentosa one stop away — an amenity anchor that already exists rather than one on a master-plan timeline.
Schools, amenities and daily life
Blangah Rise Primary sits within 1km (MOE SchoolFinder-verified), putting the Phase 2C distance ballot in play, with CHIJ (Kellock), Gan Eng Seng Primary and Radin Mas Primary in the 1–2km band and CHIJ St Theresa's Convent in the precinct at secondary level. The lifestyle case writes itself for a certain buyer: Henderson Waves and the Ridges trail for weekends, VivoCity for everything else, Gillman Barracks' galleries a short drive away. The honest counterpoint is that the immediate precinct is quiet today — the waterfront promenade and GSW amenities are the future, not the present, and roughly a decade of phased construction will happen nearby.
Who this launch tends to suit
Most plausible fits: Bukit Merah and Queenstown HDB upgraders converting $1.0–1.2M of flat equity into a first private home in a neighbourhood they already use; HDB-sold households currently renting, deploying proceeds at 0% ABSD into a first private purchase; portfolio investors who specifically want pre-transformation RCR waterfront exposure before ~3,000 more private units arrive and re-rate the comparables; and school-plus-greenery families anchored by Blangah Rise's 1km ballot position. Poor fits: yield-first investors — at an estimated $2,800–$3,200/month for a 1-bedroom against a ~$1.4M entry, gross yield pencils around 2.4–2.7%, so capital appreciation carries this thesis, not income.
Risks and considerations
Every purchase carries trade-offs; here are the ones we would weigh for this site, with the context that softens or sharpens each.
- ModerateLand cost pressure at launch$1,326 psf ppr implies launch pricing at a premium to today's D4 resale. First-mover scarcity and a broad domestic upgrader base are the demand-side counterweights, but soft sentiment at launch would slow take-up.
- ModerateMulti-decade transformation timelineThe GSW delivers over 10–20 years. Buyers expecting visible change within a few years will find the wait long; the thesis compounds gradually with each phase, as Marina Bay's early buyers experienced.
- ModerateAdjacent construction for a decade~6,000 BTO flats and ~3,000 private homes are planned next door in phases. By typical timelines most heavy activity post-dates this project's own TOP, and delivered neighbours ultimately support values — but near-term works are a reality.
- HighABSD removes foreign demandAt 60% ABSD, foreign buying is effectively priced out; the market here is Singapore Citizens (0% on a first property) and PRs (5% first purchase). The demand base is domestic by design.
- LowDeveloper track record perceptionKingsford received a no-sale licence for Hillview Peak in 2017 over workmanship issues. Its most recent large project, the 1,862-unit Normanton Park (completed 2023), won mega-scale and landscape awards — the record has materially improved, but the history is worth knowing.
- LowWider RCR supply pipelineDover Road, Tanjong Rhu and Kallang sites compete for the same broad RCR wallet, though none sits inside the GSW core — the scarcity claim is precinct-specific and holds.
What to watch next
- 2021Keppel Club closes~30ha of southern waterfront land banked for redevelopment.
- Oct 2025Berlayar Residences BTOMassively oversubscribed — the precinct's demand signal.
- 4 Nov 2025Tender closesThree bids spanning 6.4%.
- 20 Nov 2025Awarded to Kingsford$918.3M — $1,326 psf ppr.
- 2027 (est.)Estimated launchProject name, unit mix and pricing all TBC until then.
- 2031–2032 (est.)Estimated TOPConstruction completion.
Sources: URA GLS tender records (Nov 2025); URA Realis, EdgeProp and 99.co resale ranges for Avenue South Residence, Caribbean and Reflections at Keppel Bay; PropNex Research/99.co HDB resale data (1Q 2025); URA GSW master plan documents; HDB Berlayar Residences BTO results (Oct 2025). Figures marked (est.) are estimates. Past performance is not indicative of future results. This page is research, not financial advice. PropertyInsider.sg is an independent research publication and does not market this project or take developer fees — see our editorial policy.