Dorset Road GLS · Awarded to UOL · SingLand · Kheng Leong
DORSET ROAD
Residences
$1,338 psf ppr · 428 Units · 99-Year Leasehold · 6 Min to Farrer Park NE8
$1,338 psf ppr · 428 Units · 99-Year Leasehold · 6 Min to Farrer Park NE8
Please note: the developer has not released an official project name. Dorset Residences and Dorset Road Residences are unofficial reference names for the Dorset Road Government Land Sale site in District 08. This development is not Dorsett Residences (two T's) — a separate 68-unit apartment completed in 2013 at 333 New Bridge Road, District 02.
Tracking every confirmed milestone for the Dorset Road GLS site — from tender award to naming, price list and launch. Last updated: .
Nine bids, the joint-most of 2025, and the winning offer of $524,300,800 came in only about 1% above the second-highest — nine independent valuations landing within a hair of each other.
See the full tender result →Tanjong Rhu Road cleared at $1,455 psf ppr in February 2026 and Kallang Close at $1,415 in April 2026 — 8.7% and 5.8% above this site's land rate.
Compare the land rates →URA's Q2 2026 index shows Rest of Central Region non-landed prices down 1.2% quarter-on-quarter — while 2,141 units sold against just 1,783 launched. Both readings matter.
Read the market context →URA awarded the Dorset Road Government Land Sale site on 16 October 2025 to United Venture Development (2022) Pte. Ltd. — a 60:20:20 joint venture between UOL Group, Singapore Land Group and Kheng Leong — for $524,300,800, or $1,338 per square foot per plot ratio. The tender drew nine bids, and the winning offer was about 1% above the second. (Source: URA tender award release pr25-52, 16 October 2025.)
Cheapest RCR rate of the 2025–26 cycle
| Site | Region | Land Rate | vs Dorset Road |
|---|---|---|---|
| Dorset Road — this site (Oct 2025) | D08 · RCR | $1,338 psf ppr | — |
| River Valley Green Parcel C (Jun 2026) | D09 · CCR | $1,730 psf ppr | +29.3% |
| Dover Drive (Mar 2026) | D05 · OCR | $1,556 psf ppr | +16.3% |
| Tanjong Rhu Road (Feb 2026) | D15 · RCR | $1,455 psf ppr | +8.7% |
| Kallang Close (Apr 2026) | D14 · RCR | $1,415 psf ppr | +5.8% |
| The Orie, Toa Payoh Lorong 1 (Oct 2023) | D12 · RCR | $1,380 psf ppr | +3.1% |
| Telok Blangah Road (Nov 2025) | D04 · RCR | $1,326 psf ppr | −0.9% |
| Lentor Central (Mar 2026) | D26 · OCR | $1,278 psf ppr | −4.5% |
| Northumberland Rd → Piccadilly Grand (May 2021) | D08 · RCR | $1,129 psf ppr | −15.6% |
All land rates are confirmed public tender results. Sources: URA tender award releases; ERA Research and Market Intelligence; EdgeProp and The Edge Singapore tender reporting, October 2025 – June 2026. The Northumberland Road site is the nearest District 08 precedent and became Piccadilly Grand.
Every confirmed milestone and every honest estimate for the Dorset Road site, in one view. Confirmed events are sourced; estimated dates are marked as such.
URA releases the 10,399.0 sqm (111,934 sq ft) parcel for tender — the only Confirmed List site of 2025 sitting on the edge of the Core Central Region. (Source: URA pr25-31, 24 June 2025.)
Nine developers submit — the joint-highest participation of any 2025 GLS tender. The UOL-led consortium tops the field at $524,300,800, roughly 1% above the second-highest bid and about 7% above the average.
The site is formally awarded to United Venture Development (2022) Pte. Ltd. — UOL Group, Singapore Land Group and Kheng Leong in a 60:20:20 joint venture. The developers announce plans for 428 units in two 27-storey towers. (Source: URA pr25-52.)
The developer has not announced a project name. Naming typically lands one to two quarters ahead of preview. Any site publishing a confident name or launch date today is guessing — register below and you will get the real one when it is announced.
Block orientation, stack facing, unit sizes and layout efficiency all become knowable for the first time. Until then, no honest stack recommendation is possible for this site.
Analyst sources conflict. Some 2026 pipeline reviews counted this among the year's Rest of Central Region launches; more recent reviews place it in 2027, and ERA's 2H2026 launch list does not include it. Treat any specific date as speculation.
569 flats and then 1,274 flats complete across Dorset Road, along with a new sports centre and a 1.2-hectare central green. Construction hoarding comes down before this project's own estimated completion.
The Project Completion Period was not published in URA's award release, so this is inferred from typical Government Land Sale construction programmes, not developer guidance. The Certificate of Statutory Completion typically follows about twelve months after TOP.
Milestones marked "Completed" are confirmed against URA media releases. All other dates are estimates and are not developer-confirmed. This page is updated as each milestone is confirmed.
Dorset Residences is the upcoming 428-unit, 99-year leasehold condominium planned for the Dorset Road Government Land Sale site in District 08, Singapore. URA awarded the 111,934 sq ft parcel on 16 October 2025 to a UOL Group, Singapore Land Group and Kheng Leong joint venture at $1,338 psf ppr — the cheapest Rest of Central Region land rate of the 2025–26 cycle, from a tender that drew nine bids. Farrer Park MRT (NE8) is an estimated six-minute walk, with three further lines within two stops.
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At $1,338 psf ppr, the Dorset Road site was struck below every Rest of Central Region parcel awarded since — Tanjong Rhu Road at $1,455 and Kallang Close at $1,415 both cost more. A buyer enters on land economics set before the 2026 repricing.
Farrer Park (NE8) runs today, roughly six minutes' walk away. Little India (NE7/DT12) is one stop and adds the Downtown Line; Dhoby Ghaut (NE6/NS24/CC1) is two stops and adds the North South and Circle Lines. All operational — none of it a promise.
Farrer Park Primary, St. Joseph's Institution Junior and Hong Wen School all appear to fall within a 1 km radius — UOL cited two of them in its own tender statement. Indicative only, and never a guarantee of Primary 1 priority until verified on a confirmed address.
The Rest of Central Region launch pipeline thins to roughly three projects and under 2,100 units in 2027, from about twelve projects and 4,800 units in 2026 — and this site is one of the three. (Source: Huttons Asia via EdgeProp, October 2025.)
This is the first residential parcel of scale released in the immediate area since 2021. Uptown @ Farrer has 116 units and Piccadilly Grand's 407 is the largest recent project — a 428-unit site with room for a full facilities deck is a different product here.
UOL Group (SGX-listed, founded 1963), Singapore Land Group (SGX-listed commercial landlord) and Kheng Leong (private family capital). The same three parties built AMO Residence, 98% sold at around $2,100 psf.
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The nine-bidder contest did not produce an expensive site. Dorset Road went for less than every other Rest of Central Region parcel awarded since — despite being, on the developer's own account, the only 2025 Confirmed List site sitting on the edge of the Core Central Region. Nine developers valued this land within about one percent of each other. That is not a bidding war; it is nine independent valuations agreeing. And the number they agreed on is lower than what anyone has paid for city-fringe land since.
What that buys structurally: a 99-year lease running from 2025 rather than 2021 or 2017, a 111,934 sq ft parcel carrying only two towers — which leaves genuine room for a full facilities deck in an estate otherwise characterised by boutique developments — and an entry price set before the 2026 land repricing worked through the Rest of Central Region.
What it does not buy, and this matters. The parcel is zoned Residential only. There is no retail podium, no childcare or community mandate, and no covered link to the MRT station. Its closest precedent and future resale competitor, Piccadilly Grand, has both a retail podium and a direct covered link to Farrer Park station, and currently trades at roughly $2,440 psf. Any page that claims integration for this development is describing a different project.
The honest read on that gap: the apparent new-launch premium over Piccadilly Grand narrows considerably once harmonised gross floor area rules are accounted for, because post-harmonisation strata areas exclude items such as air-conditioner ledges — so headline psf for a new launch reads roughly 5–8% higher than a pre-harmonisation project for the same actual living space. The integration gap is real, but it is being paid for at a modest rather than heroic premium.
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Dorset Residences — also searched as Dorset Road Residences or simply the Dorset Road condo — is the upcoming 99-year leasehold residential development on the Dorset Road Government Land Sale site in District 08, within the Kallang planning area and the Rest of Central Region of Singapore. URA awarded the 10,399.0 sqm (111,934 sq ft) parcel on 16 October 2025 to United Venture Development (2022) Pte. Ltd., a 60:20:20 joint venture between UOL Group, Singapore Land Group and Kheng Leong Company, for $524,300,800 — $1,338 per square foot per plot ratio. The developers have stated plans for 428 units across two 27-storey towers. (Source: URA tender award release pr25-52, 16 October 2025.)
On the name. The developer has not released an official project name. "Dorset Residences" and "Dorset Road Residences" are unofficial reference names derived from the site's road address, and that is how they are used throughout this page. Several third-party marketing sites are already circulating invented project names alongside confident launch dates — when the real name lands, it will be published here. Note also the spelling: this development is not Dorsett Residences, a separate 68-unit, 99-year leasehold apartment completed in 2013 at 333 New Bridge Road in District 02 by Tang Suites Pte Ltd, sitting above Outram Park MRT interchange.
The site carries a plot ratio of 3.5 and a maximum gross floor area of 391,776 sq ft, and is zoned Residential only — there is no commercial component, no integrated retail and no Government Land Sale-mandated childcare or community facility on the parcel. Averaged across the developers' stated 428 units, that works out to roughly 915 sq ft of gross floor area per unit, which after common property implies a small-format-weighted mix rather than a large-unit project. Farrer Park station (NE8) on the North East Line is an estimated six-minute walk and operational today.
Six material facts are still unknown and no honest source can supply them yet: the official project name, the launch window, the price list, the confirmed unit mix and sizes, the site plan and floor plans, and the maintenance fee. Each has a named resolution trigger — naming and preview registration typically one to two quarters apart, the price list two to four weeks before launch, and the site plan somewhere in the estimated Q4 2026 to Q2 2027 window. Register below and each will reach you on the day it is published.
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A funded government redevelopment is under construction on the site's own street. On 25 April 2022, HDB, Sport Singapore and URA jointly announced the renewal of roughly 10 hectares of Farrer Park brownfield land — an area physically bounded by Dorset Road, Keng Lee Road, Hampshire Road and Race Course Road. The plan commits a new sports centre, 20% of the site as open space including a 1.2-hectare central green, and around 1,600 flats; 1,843 have since been launched. This is not a masterplan aspiration. It is committed, funded and building now.
Two projects deliver it. Farrer Park Arena — 569 flats in three 24-storey blocks, bounded by Farrer Park Road and Dorset Road — has an estimated completion of December 2027. Farrer Park Fields — 1,274 flats in seven 24-storey blocks — follows around June 2028. Both complete before this development's own estimated 2029–2030 handover, which means a buyer moving in arrives after the worst of the construction rather than into it. (Sources: HDB February and May 2023 BTO sales launch documents; HDB/SportSG/URA joint press release, 25 April 2022.)
Here is the part most marketing gets wrong. Those 1,843 flats are routinely presented as an upgrader tailwind for nearby private property. They are not — not within any normal holding period. Both projects are Prime Location Public Housing, which carries a 10-year Minimum Occupation Period, a 6% subsidy clawback on first resale, and a permanent prohibition on renting out the whole flat. From estimated completion in December 2027 and June 2028, those owners cannot buy private property until roughly 2037–2038, and they can never compete in the rental market at all.
What they genuinely deliver is worth having on its own terms: 1,843 households of daily footfall, a new sports centre, a rejuvenated estate, and — unusually — zero rental competition from the single largest housing supply arriving in this precinct. One more committed catalyst sits one MRT stop away: HealthCity Novena, a 17-hectare integrated healthcare precinct anchored on Tan Tock Seng Hospital, with Phase 1 substantially completed in 2023 and full completion targeted for 2030, raising floor space from 250,000 to 600,000 sqm and bed count by 25% to 2,200, with more than 30,000 people expected through it daily.
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Most city-fringe launches sell one line. This site reaches four, and every one of them already runs. Farrer Park (NE8) on the North East Line is an estimated six-minute walk. From there, Little India (NE7/DT12) is one stop and adds the Downtown Line; Dhoby Ghaut (NE6/NS24/CC1) is two stops and adds both the North South Line and the Circle Line. That is four of Singapore's six lines within two stops of the front door, with no new infrastructure required and no opening date to wait for.
Onward travel times from Farrer Park: Boon Keng (NE9) one stop for the Bendemeer and Kallang corridor; Chinatown (NE4/DT19) four stops for the southern Central Business District; HarbourFront (NE1/CC29) seven stops for VivoCity, Sentosa and the Greater Southern Waterfront. Marina Bay and Raffles Place are reachable via Dhoby Ghaut in two stops plus one change — a genuine sub-20-minute door-to-desk commute for most CBD workers, without a car. Station names and codes are verified against the LTA rail network; the walk time is an estimate pending the confirmed postal address.
For drivers, the Central Expressway is a short drive away, running north to Seletar and Woodlands and south to the CBD, with the Pan Island Expressway reachable via the CTE. Serangoon Road is the adjacent arterial toward Little India and the north-east, and Balestier Road serves Novena, Toa Payoh and Whampoa.
One honest caveat that no brochure will offer you. There is no announced new MRT line, station or road scheme that would reprice this location. The connectivity case here rests entirely on infrastructure that is already built and running — which is the stronger position, because nothing has to go right for it to be true. But it also means there is no future-line optionality to buy. If anyone tells you a new line is coming to Farrer Park, ask them for the announcement.
Singapore's first racecourse opened on this ground in 1843. Its first aircraft landed here in 1919. The old boxing gym is being kept and converted into community sporting space.
Farrer Park was named in 1935 after Roland John Farrer, president of the former Singapore Municipal Commission. The name Race Course Road, which bounds the redevelopment site, is the surviving trace of the 1843 racecourse. The field has been earmarked for residential use in the URA Master Plan since 1998, and it holds documented significance in Singapore's aviation, sporting and political histories.
The renewal is not erasing that. Agencies engaged Friends of Farrer Park, the Heritage Advisory Panel, the sports community and existing residents; the Singapore Amateur Boxing Association's former training ground is being retained and converted into a multi-purpose community sporting space, and thematic playgrounds and heritage motifs are planned into the estate design. (Source: HDB/SportSG/URA joint press release, 25 April 2022; URA Master Plan records.)
A note on how to read this: heritage status does not protect or lift property prices, and this page will not suggest otherwise. What it does is tell you what kind of place this is. District 08 carries a density perception with some buyers who have never lived centrally. A precinct that has been Singapore's racecourse, its first airfield and its boxing gym is not a place without character.
Station codes verified against the LTA rail network. Walk time is an estimate pending the confirmed postal address.
The part of this location no render can show. Farrer Park Hospital and Connexion sit immediately adjacent, with KK Women's and Children's Hospital a short distance away and HealthCity Novena one MRT stop. City Square Mall is roughly a ten-minute walk and the nearest full-service mall.
Closer still are Tekka Centre and Market, Mustafa Centre, Pek Kio Market and Food Centre and Berseh Food Centre — the everyday food and grocery layer, all walkable, all open long hours. No suburban estate replicates that.
Schools. Three well-regarded primaries appear to fall within a 1 km radius — Farrer Park Primary School, St. Joseph's Institution Junior and Hong Wen School. UOL's own tender statement cited proximity to the latter two, and ERA Research separately listed all three as within 1 km. Anglo-Chinese School (Junior), St. Margaret's School (Primary) and Bendemeer Primary School sit in the wider 1–2 km band.
Read this before relying on any distance. None of these distances has been verified against MOE SchoolFinder, because SchoolFinder measures from a specific postal address and this development does not have one yet. Treat the cluster as a strong indicator, never as a guarantee of Primary 1 proximity priority. Verified figures will be published here once the address is assigned.
The current edition covers the confirmed tender result, site parameters, connectivity, the precinct redevelopment and indicative unit types. The developer's official brochure, price list and floor plans have not been released — register and you will receive each on the day it is published.
Dorset Road · Kallang · RCR
Two 27-storey towers
Leasehold from 2025
| Attribute | Detail | Status |
|---|---|---|
| Project name | Not yet released by the developer | Pending |
| Address | Dorset Road, Singapore (postal code not yet assigned) | Confirmed |
| Developer | United Venture Development (2022) Pte. Ltd. — UOL Group, SingLand, Kheng Leong (60:20:20) | Confirmed |
| Tenure | 99-year lease from 2025 | Confirmed |
| Site area | 10,399.0 sqm · 111,934 sq ft | Confirmed |
| Plot ratio & GFA | 3.5 · 36,397 sqm / 391,776 sq ft | Confirmed |
| Land cost | $524,300,800 · $1,338 psf ppr ($14,405.06 psm ppr) | Confirmed |
| Residential units | 428 planned, two 27-storey towers; URA yield ~425 | Developer plan |
| Commercial component | None — zoned Residential only | Confirmed |
| Nearest MRT | Farrer Park (NE8), North East Line — ~6-min walk | Confirmed (walk est.) |
| Launch window | Sources conflict between 2H2026 and 2027 | Unconfirmed |
| Est. TOP | 2029–2030; Project Completion Period not published | Estimated |
| Price list | Not released; analyst estimates $2,650–$2,750 psf | Pending |
| Site plan & floor plans | Not released; est. Q4 2026 – Q2 2027 | Pending |
Sources: URA media releases pr25-52 (16 October 2025) and pr25-31 (24 June 2025); ERA Research and Market Intelligence (10 October 2025); EdgeProp Singapore developer reporting. "psf ppr" means land cost per square foot of permitted floor area.
The layouts below are indicative only. They illustrate typical unit configurations at this format and are not the official plates for this development — final layouts, dimensions, orientations and stack positions will differ. Estimated size ranges are derived from the confirmed 391,776 sq ft gross floor area over the developers' stated 428 units.
Status: the developer has not released the site plan, block orientation, confirmed unit mix or official floor plans for this development. Release is estimated between Q4 2026 and Q2 2027. Register below and the official plans will be sent to you on the day they are published.
Indicative layout
Indicative layout
Indicative layout
Indicative layout
Two things follow from the confirmed parameters. First, at 428 units across two 27-storey towers on a 111,934 sq ft site, the towers will be slender and the unit count per floor modest — roughly eight units per floor per tower on average. Small floor plates generally mean better corner-unit ratios and fewer internal corridor units, which is favourable.
Second, the elevations are already asymmetric in value. The faces looking toward the Hertford Road, Cambridge Road and Rangoon Lane landed enclaves overlook protected low-rise housing — in a District 08 high-rise, that is the genuinely valuable outlook, and the landed zoning behind it protects the view permanently. The stacks facing Farrer Park Arena across Dorset Road will look at 24-storey public housing, permanently, and will need to be priced for that trade-off. Whatever the plan turns out to be, those are the two elevations to compare.
Estimated unit sizes are derived from the confirmed gross floor area over the developers' stated 428 units and from analyst commentary. They carry no developer endorsement. Both the sizes and the indicative layouts above will be replaced entirely when the official factsheet and floor plans are released.
At $1,338 psf ppr, the Dorset Road parcel cost less than every Rest of Central Region site awarded since — Tanjong Rhu Road at $1,455 (+8.7%), Kallang Close at $1,415 (+5.8%) — and less than sites in less central locations, including Dover Drive in the Outside Central Region at $1,556. Because launch pricing is anchored on land cost, later launches in this segment are likely to price higher, not lower. (Sources: URA tender award releases; EdgeProp Singapore, October 2025 – June 2026.)
Farrer Park (NE8) is roughly six minutes' walk and running today. The Downtown Line is one stop away at Little India, and the North South and Circle Lines are two stops away at Dhoby Ghaut — four of Singapore's six lines, none of them contingent on a future opening date. Most city-fringe launches offer one line and a promise. The trade-off, stated plainly: there is no announced new line here, so there is no future-infrastructure optionality either.
The Rest of Central Region launch calendar falls from roughly twelve projects and 4,800 units in 2026 to approximately three projects and under 2,100 units in 2027 — and this site is one of the three. District 08 has produced one comparable new launch since 2021. Launch-phase scarcity of that kind can compress the discount a buyer would otherwise expect, though it is an argument about supply, not a guarantee of price. (Source: Huttons Asia via EdgeProp, October 2025.)
UOL Group, Singapore Land Group and Kheng Leong have a demonstrated launch record: Skye at Holland was 3.2 times oversubscribed with more than 2,150 cheques collected for 666 units in October 2025; Parktown Residence is over 90% sold from 1,193 units; UPPERHOUSE at Orchard Boulevard is over 67% sold; and AMO Residence — the same three-party consortium — sold 98% at around $2,100 psf. Two listed developers plus private family capital also means no party under pressure to discount hard and fast at early buyers' expense. (Sources: EdgeProp and The Edge Singapore launch reporting, 2022–2026.)
No showflat has opened and no preview date has been announced. Register now and you will be contacted the moment the developer confirms the official project name, preview registration, price list and floor plans.
Both sides of this question have evidence behind them, and a page that only shows one side is not worth trusting on the other. Here is the current market data, then the risks that apply specifically to this development.
Land was struck cheap: $1,338 psf ppr is below every subsequent Rest of Central Region award, and later sites will price off $1,415–$1,455. The 2027 RCR pipeline thins to roughly three projects and under 2,100 units. Borrowing is cheap by recent standards, with fixed packages from about 1.30–1.40% per annum against above 3% in 2023. And launch supply is genuinely tight: Q2 2026 new sales of 2,141 units exceeded the 1,783 launched, while June 2026 was the first month on record since URA data began in 2007 with no new private units launched at all — with the RCR taking 53.8% of that month's developer sales.
Rest of Central Region non-landed prices fell 1.2% quarter-on-quarter in Q2 2026 — the weakest of all segments, in a quarter when the Core Central Region rose 1.8% and landed rose 2.5%. Government supply is deliberately heavy: 4,745 units on the 2H2026 Confirmed List bring the full-year GLS Confirmed List to 9,320 units, more than 50% above the ten-year annual average, with about 60,600 private units including ECs due for completion in coming years. And upgrader equity has stopped compounding — the HDB Resale Price Index fell in Q1 2026, its first quarterly decline since Q2 2019, and again in Q2 2026.
Four are structural. Entry quantum: the pivotal 3-bedroom at an estimated $2.70m needs roughly $17,578 a month in household income at the 4.00% TDSR stress rate — above what the median local HDB upgrader clears. Thin liquidity: at 428 units, price discovery is lumpy; the nearest comparable at 407 units traded roughly 15 times in twelve months. Yield: an estimated ~2% net return is a floor under a capital story, not an income play. No integration: zoned Residential only, so no retail podium and no covered MRT link. Add one temporary factor: construction next door runs to an estimated 2028.
Sources: URA media releases pr26-57 (24 July 2026), pr26-51, pr26-05, pr25-55 and pr25-40; MAS-published compounded SORA via broker aggregators, week of 20 July 2026; Realion and Huttons commentary via EdgeProp, June–July 2026. URA's own release notes that the macroeconomic outlook remains highly uncertain and that households should exercise prudence. Rate data dates quickly — verify before relying on it.
No official Dorset Residences price list has been released and none will be until the developer opens preview registration. What can be said with confidence is the land cost: $524,300,800, or $1,338 psf ppr, confirmed in URA's award release of 16 October 2025.
From there, two published analyst estimates exist. ERA Research put the expected average at $2,650–$2,750 psf in October 2025; Huttons suggested pricing "from about $2,500 psf" in the same month. A rough developer breakeven can be constructed for context — the confirmed $1,338 land cost, plus an estimated $500 psf for a 27-storey RCR build and an estimated $330 psf for financing, fees, marketing and contingency, gives an estimated breakeven near $2,170 psf. Against the estimated launch range, that implies a gross development margin of roughly 22–27%: a normal position rather than a stretched one, which matters because a thin-margin developer has less room to hold price if the market softens. Every component other than the land cost is an estimate using prevailing industry assumptions; the developer has published no cost breakdown.
| Development | Tenure / Status | Price (psf) |
|---|---|---|
| Dorset Residences (this site) | 99-yr from 2025 · not launched | $2,650–$2,750 (est.) |
| Piccadilly Grand · 407 units | 99-yr from 2021 · TOP 2026 | ~$2,440 |
| City Square Residences | Freehold · launched 2005 | >$2,100 |
| Uptown @ Farrer · 116 units | 99-yr from 2017 · TOP 2022 | ~$2,078 |
| Sturdee Residences / Kerrisdale | 99-yr · resale | ~$1,700–$1,900 |
Sources: 99.co and EdgeProp trailing transaction averages and listing data, 2025–26; ERA Research and Huttons estimates, October 2025. Resale psf figures are pre-harmonisation and are therefore not directly comparable to new-launch psf — see the note below.
Comparing a new launch to Piccadilly Grand's resale psf without adjusting for harmonised gross floor area rules overstates the gap. URA's harmonisation applies to newer projects but not to Piccadilly Grand or Uptown @ Farrer. Post-harmonisation strata areas exclude items such as air-conditioner ledges, so a new launch reads roughly 5–8% higher on headline psf for the same actual living space. The apparent premium of about 10.7% over Piccadilly Grand's current resale therefore narrows to roughly 3–7% on a like-for-like basis. Any comparison that skips this adjustment is not comparing the same thing.
The honest framing is that this is a capital-appreciation case with a rental floor underneath it, not an income asset. On a representative 2-bedroom of an estimated 675 sq ft at an estimated $2,700 psf — roughly $1.82m — and a precinct rent of about $6.70 psf per month drawn from Piccadilly Grand's trailing six months, estimated gross monthly rent lands near $4,500. That is an estimated 2.96% gross yield, and after property tax, maintenance and a vacancy allowance, an estimated 2.05% net. Positive against a fixed mortgage at 1.30–1.40%, but by a margin a single vacant quarter erases. The comparables agree rather than contradict: Piccadilly Grand's expected yield sits around 2.13%, and Uptown @ Farrer's 3.9% reflects an older, cheaper entry price rather than better rent.
What genuinely favours the site is the rental floor's protection. The 1,843 Prime Location Public Housing flats arriving next door are permanently barred from whole-unit subletting, so the largest new housing supply in this precinct adds zero rental competition. Separately, The Ascott Limited operates lyf Farrer Park, 240 serviced apartments on the same street — a CapitaLand-owned operator committing 240 keys here is institutional evidence that rental demand is real. The tenant pool is named rather than asserted: healthcare professionals from Farrer Park Hospital, KK Women's and Children's Hospital and HealthCity Novena one stop away, plus CBD professionals with a sub-20-minute car-free commute.
Against that, three structural drags are permanent. The entry quantum at the pivotal 3-bedroom filters out the median local upgrader. Resale liquidity at 428 units is thin. And there is no integrated-development premium to claim. The precedent worth knowing: Piccadilly Grand launched at $2,185 psf in May 2022, took 77% on launch weekend (315 of 407 units), sold out in 2023, and trades at around $2,440 today — up 11.7% in roughly four years. That is a real, local, checkable pace, and it is the right anchor for expectations here.
Every yield and quantum figure above is an estimate computed on estimated pricing, and no guarantee of returns, appreciation or rental income is made or implied. Past performance is not indicative of future results. This page is general information, not financial advice.
Three profiles fit this site well. The central-area HDB upgrader with strong equity who wants to stay central for the schools and the commute — though on median Kallang/Whampoa numbers, released equity of roughly $749,000 reaches the 2-bedroom comfortably and makes the 3-bedroom a genuine stretch. The connectivity-first own-stayer who wants four lines and a car-free commute without Core Central Region pricing. And the District 08 or 11 landed right-sizer, on a median landed resale of roughly $4.65m, for whom TDSR, the stress rate and the loan-to-value cap simply do not bind, and for whom this is one of very few new-build routes to staying in the same neighbourhood.
Who it is not for: anyone whose horizon is under seven years, because 428 units trade thinly and a fast exit in a soft quarter has limited room to wait for the right buyer. A seven-to-ten-year hold is the honest advice.
Direct answers on the tender result, pricing, connectivity, schools and launch timing for the Dorset Road GLS site — including how to tell it apart from Dorsett Residences.
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Be notified the day the official project name, price list, unit mix and floor plans for the Dorset Road GLS development are released.