East Coast Road and Serangoon North View GLS 2026: 85 and 235 Units for the East and Northeast

Expert takeaway: The East Coast Road GLS site is a small, low-rise plot that will produce only a boutique project. Serangoon North View is the one that matters most for the northeast, but nothing gets built there unless a developer triggers it. For Serangoon HDB owners, the real decision for now is what their own flat can fetch, not when the new condo will launch.

Two new residential parcels joined the East Coast Road and Serangoon North View GLS pipeline this week. Together they can yield about 320 homes, which is small next to the citywide supply. Still, they send a clear message about what URA thinks the East and the Serangoon North fringe can absorb. If you own an HDB flat in Serangoon and have wondered whether a new condo will rise near you, this is where you can start doing the sums.

What URA Released for the East Coast Road and Serangoon North View GLS Sites

In its 29 September 2026 release, URA put the two residential sites up for sale under the second half 2026 (2H2026) Government Land Sales Programme. URA's schedule shows the East Coast Road site has a site area of 0.55 ha and a gross plot ratio of 1.6, and the Serangoon North View site is 0.80 ha at a gross plot ratio of 2.5. URA estimates the two sites can yield about 85 and 235 units. The East Coast Road tender closes at 12 noon on 3 December 2026.

The GFA and per-unit figures are our own arithmetic from URA's site area, plot ratio and unit estimates. Average GFA per unit includes common areas, so the actual unit sizes will be smaller.

The wider supply picture matters more than the two sites alone. URA's Q3 2026 flash estimate of 1 October 2026 shows private home prices up 1.4% for the quarter, after 0.5% in Q2. The same release confirms 4,745 units on the 2H2026 Confirmed List, bringing the full-year Confirmed List to 9,320 units. That is more than 50% above the 10-year annual average, with around 60,600 private units, ECs included, expected to complete over the next few years. On the Reserve List, URA's 2H2026 programme lists eight private residential sites, one commercial site, two White sites and two hotel sites.

Reading the Plot Ratios: Boutique East Coast vs Mid-Size Serangoon North

A plot ratio of 1.6 is low by condo standards. On 0.55 ha it allows a low-rise block of roughly 85 homes, with a high average GFA per unit. That points to a boutique project with larger, family-sized layouts in the East Coast Road and Katong stretch of District 15. Buyers there should expect few units and limited facilities. Maintenance fees will also be spread across fewer households.

Serangoon North View, at a plot ratio of 2.5 on 0.80 ha, works out to a more typical mid-size suburban condo of about 235 units in District 19. Its catchment includes Serangoon, Hougang and Ang Mo Kio, served by the North East Line and Circle Line interchange at Serangoon. The average GFA of about 916 sq ft suggests a mix that leans towards 2- and 3-bedroom units. That is the product Serangoon HDB upgraders usually look for.

The Reserve List adds a layer of uncertainty. URA explains that Reserve List sites are not released for tender immediately; a site goes to tender when a developer indicates a minimum price the government accepts. The Government may also launch it if more than one unrelated party has submitted a minimum price that is close to the Government's Reserve Price. Developer appetite for suburban land has been strong this year, as our look at rising OCR land bids in 2026 shows, so a trigger is plausible. It is not guaranteed, though. The East Coast Road tender closes on 3 December 2026, after which the land still has to be awarded and the project designed and approved, so neither site can reach a showflat before 2027.

Both projects will fall under the harmonised GFA rules, because they will file applications well after the 1 June 2023 cut-off. Under these rules floor area is measured to the middle of the wall, and voids such as aircon ledges and planter boxes are left out of the saleable area. Older launches nearby may still use the old method. If you compare an East-side launch such as those covered in our Grand Dunman review, which uses the old method with aircon ledges included, check which convention each project uses before you compare psf.

Serangoon HDB Prices 2026: What Owners Near the New GLS Site Can Fetch

For most Serangoon households, the new site matters because of what they could move up to. That starts with what their own flat sells for. Our figures come from PropertyNet analysis of HDB resale registrations (data.gov.sg), Nov 2025 to Oct 2026, and the full table sits on the latest Serangoon data page.

The market has split in two. Smaller flats in Serangoon dipped 0.8%, while 5-room flats rose 4.8% and executive flats rose 7.4%. Serangoon's executive flats now sell 23.0% above the national median. The highest price in the 12 months was $1,270,000, and two 4-room deals so far in October 2026 have a median of $727,440. That is a small sample, so don't treat it as a new benchmark. Your own floor level, remaining lease and condition can move your flat well away from the median, so get an estimate of what your flat is worth before you build a plan around it.

From Serangoon HDB Sale to Next Home: A Worked Example

Take a married Singapore Citizen couple who sell a 4-room Serangoon flat at the $654,750 median. We assume they owe $180,000 on the HDB loan and must return $230,000 to their CPF accounts, made up of $190,000 principal and $40,000 accrued interest. Under HDB's selling rules, the loan is repaid first and the CPF refund goes back to the sellers' Ordinary Accounts.

Accrued interest is what catches most sellers out, so work out your own CPF refund using your actual withdrawal history.

Option 1: A 2-bedroom OCR new launch at $1,600,000

A 2-bedroom new launch in the OCR costs $1.4M to $1.8M in 2026. That is the likely price band for a future Serangoon North View project, though no price has been set because the land has not been sold. At $1,600,000, the Buyer's Stamp Duty works out as follows.

Under MAS rules, a first housing loan can cover up to 75% of the price ($1,200,000) if the tenure is 30 years or less and the loan ends by age 65. The 25% downpayment of $400,000 needs at least 5% in cash ($80,000). The upfront total is $449,600: $400,000 downpayment plus $49,600 BSD. If the couple uses their $230,000 CPF OA refund, they pay $219,600 in cash and keep a $25,150 buffer. To pass the 55% TDSR test at the 4% floor rate, a $1,200,000 loan over 30 years (about $5,729 a month) needs a gross household income of about $10,420 a month.

The order of sale and purchase is critical. If they sell first, no ABSD applies. If they buy the condo while still owning the flat, they pay 20% ABSD ($320,000) upfront and can only claim remission if they sell the HDB flat within 6 months. Our guide to upgrading from HDB to a condo without paying ABSD walks through both sequences.

Option 2: An executive condo

ECs launch about 20% to 25% below private OCR prices, with 3-bedroom units at roughly $1.6M to $1.9M. Every EC on sale in 2026 has a $16,000 monthly household income ceiling and a 5-year MOP. Buyers must also sell any HDB flat within 6 months of EC key collection; see HDB's EC eligibility page. Serangoon North View is zoned as a private residential site, not an EC site.

Option 3: Keep the flat and rent it out

Serangoon's median 4-room rent is $3,400 a month from 362 HDB rental approvals in the 12 months to August 2026. That is $40,800 a year, or a 6.2% gross yield on the $654,750 median. Renting out the whole flat needs HDB approval. Buying a $1,600,000 condo on top of the flat costs $320,000 in ABSD with no remission. If the HDB loan is still outstanding, the second loan is capped at 45% LTV, so the couple would need an $880,000 downpayment, at least $400,000 (25% of the price) of it in cash. The rent would take about 7.8 years just to cover the ABSD. Check what your flat would rent for before you assume the median.

Opportunities vs Risks for Buyers in the East and Northeast

Opportunities

• Fresh supply in District 19 gives Serangoon upgraders a nearby option without leaving familiar schools and MRT lines.
• The East Coast Road site's low plot ratio suits buyers who want a smaller, low-density project in District 15.
• Serangoon 5-room and executive owners are selling into rising prices (+4.8% and +7.4%), so they have more equity for the next move.
• With full-year Confirmed List supply at 9,320 units, buyers have more choice and developers have less pricing power.

Risks

• Serangoon North View may never be triggered, so don't time a sale around a launch that has no date.
• Smaller Serangoon flats slipped 0.8%, and the all-types median fell 1.5%, so 3- and 4-room sellers have less room to negotiate.
• Firm land bids feed into launch prices. The Q3 2026 flash index rose 1.4%, and URA warns that the interest rate outlook remains highly uncertain.
• A boutique 85-unit project can have higher per-unit maintenance costs and fewer resale comparables.

Whether you own a 4-room flat near Serangoon North View or are watching the East Coast Road tender, the right move depends on your own sale price, CPF refund, income and timing more than on any single land release. If you would like an independent look at your numbers, including whether to sell first, wait for a launch or keep and rent, the PropertyNet.SG team is happy to talk it through with you.