School note, 11 September 2026: Anglo-Chinese School (Junior) is one of 12 schools on MOE's new Two-Track Scheme from the 2027 P1 Registration Exercise. In Phase 2C, places will be split equally between families living within 2km and beyond 2km, with no 1km priority inside either track, so being within 1km of ACS (Junior) carries less P1 weight in that phase than when this article was written. Read what the 2027 P1 changes mean for homes near schools.
Key Takeaways
- The Peck Hay Road GLS site in Newton closes for tender on June 11, 2026, with analysts projecting six to eight bidders and top bids of roughly $1,550 to $1,800 psf ppr.
- The nearby Bukit Timah Road site set the benchmark in November 2025 at $1,820 psf ppr, the second-highest pure residential CCR land rate since Cuscaden Reserve's $2,377 psf ppr in 2018.
- Most analyst forecasts sit just below $1,800 psf ppr, so a winning bid above that level would signal aggressive developer conviction in the Newton transformation story.
- Comparable CCR launches have already cleared the $3,000 psf mark, giving developers a clear pricing benchmark for any future Peck Hay Road condo.
- The 315-unit site sits beside Newton MRT interchange within District 9 and 1km of Anglo-Chinese School (Junior), but a high 4.9 plot ratio raises construction cost and risk.
Expert takeaway: The Peck Hay Road tender closing on June 11, 2026 is the clearest live read on Core Central Region (CCR) confidence this cycle. Most analysts expect a top bid just under $1,800 psf ppr, so any result above that benchmark would tell you developers are pricing the Newton transformation story aggressively, not cautiously.
For two years the prime market lagged the mass market. Now a single tender at the doorstep of Newton MRT could confirm whether that gap is closing. The Peck Hay Road GLS tender is small in size but outsized in signalling power, and developers, valuers and prospective buyers are all watching the same number.
What is happening with the Peck Hay Road GLS tender
The site was released for sale on April 9, 2026 under the first-half 2026 Government Land Sales (GLS) Programme. URA placed it directly on the Confirmed List, alongside River Valley Green (Parcel C). Understanding how new launches are priced starts here, with the land cost developers pay.
The key facts are tightly documented. URA data shows the plot spans 5,513.5 sqm and the site sits directly opposite the Newton MRT interchange in District 9.
| Attribute | Peck Hay Road GLS Site |
|---|---|
| Site area | 5,513.5 sqm (about 59,346 sq ft) |
| Maximum GFA | 27,017 sqm (about 290,808 sq ft) |
| Gross plot ratio | 4.9 |
| Estimated yield | About 315 private residential units |
| Tenure | 99 years |
| Tender close | 12 noon, June 11, 2026 |
| Region | Core Central Region (CCR), District 9 |
This is part of a much larger pipeline. URA's April 9 release placed the two sites within the 4,575 residential units of the 1H2026 GLS Confirmed List, which is 50% above the average Confirmed List supply per programme over the past decade.
Why the $1,800 psf ppr question matters
The benchmark everyone is anchoring to is the nearby Bukit Timah Road site. It was awarded in November 2025 to HH Investment, the top bidder out of eight, at a land rate of $1,820 psf ppr. That was the highest price for a pure residential CCR parcel since the site that now houses Cuscaden Reserve was awarded at $2,377 psf ppr in 2018.
Peck Hay Road shares almost identical fundamentals: the same 4.9 plot ratio, a similar estimated unit count, and the same Newton transformation backdrop. The comparison is the reason analysts treat $1,800 psf ppr as the line in the sand.
Here is where the forecasts spread out. Most projections cluster just below the Bukit Timah benchmark, with one notable exception reaching up to it.
| Source | Expected bidders | Top bid (psf ppr) |
|---|---|---|
| PropNex | 6 to 8 | $1,650 to $1,750 |
| ERA | 6 to 8 | Highly competitive (not quantified) |
| Huttons Asia | Up to 5 | $1,600 to $1,800 |
| Realion (OrangeTee & ETC) | 4 to 7 | $1,500 to $1,750 |
Read across that table and the consensus is clear: a result inside the $1,600 to $1,750 band would be expected and healthy. A result that breaks above $1,800 psf ppr would exceed all but the most bullish forecast, and it would tell the market that developers are willing to underwrite Newton at a premium to the November 2025 benchmark, not at a discount.
The case for a strong bid
Several factors support a robust outcome. First, scarcity. Beyond Peck Hay Road and River Valley Green (Parcel C), most of the 1H2026 Confirmed List is concentrated in the Outside Central Region and Rest of Central Region, leaving the two CCR plots as limited additions to the prime pipeline.
Second, the location is genuinely prime. The site sits at the Newton MRT interchange serving the North-South and Downtown Lines, within 1km of Anglo-Chinese School (Junior), and minutes from Orchard Road and Novena's healthcare cluster. Under URA's 2025 Master Plan, the Newton, Scotts Road and Monk's Hill area is set to become a mixed-use urban village with around 5,000 new homes over the next 10 to 15 years.
Third, there is pent-up appetite. Several analysts note that developers who missed the eight-way Bukit Timah contest may chase Peck Hay Road to gain a first-mover advantage in the new precinct. Recent CCR launches have also performed well, giving bidders a clear pricing reference point.
Why a winning bid above $1,800 is not guaranteed
The compact site and high 4.9 plot ratio cut both ways. ERA notes the plot could be developed into a high-rise project of around 40 storeys, which can present construction challenges and higher development cost. That cost discipline can cap how high a rational developer is willing to bid.
There is also competition for capital across the trio of CCR sites. With Holland Plain and River Valley Green (Parcel C) also in play, developers must weigh their options rather than concentrate firepower on one parcel. That spreads bidding interest and can soften the top number on any single site.
What it signals for buyers and the wider CCR
For prospective buyers, land cost flows directly into eventual selling price. Comparable CCR and city-fringe launches have already cleared $3,000 psf: River Modern sold about 93% at roughly $3,266 psf, while River Green crossed 90% take-up above $3,100 psf. On those benchmarks, analysts broadly expect a future Peck Hay Road condo to launch in the $3,000 to $3,500 psf range.
If you are weighing a prime new launch against a resale alternative, the financing math deserves equal attention. Your loan ceiling is governed by TDSR and LTV limits, and the upfront cash and stamp duty load on a high-quantum CCR purchase is significant. Review the MAS LTV framework and the IRAS Buyer's Stamp Duty schedule before committing, and use our affordability calculator to pressure-test the quantum.
Opportunities versus risks
The opportunity is straightforward. A District 9 home beside an MRT interchange, inside a 1km school radius, within an officially designated transformation zone, is a rare combination on a 99-year lease. For owner-occupiers with a long horizon, the demand drivers are durable.
The risks are equally real and should not be glossed over:
- Entry price. A launch above $3,000 psf demands a high cash and CPF outlay, and capital upside is not guaranteed in a market with abundant new supply elsewhere.
- Leasehold decay. This is a 99-year site, not freehold, so resale liquidity in later decades depends on continued precinct demand.
- Execution timeline. The urban village will take 10 to 15 years to mature, so early buyers carry construction-period uncertainty.
- ABSD exposure. Second-property buyers and entities face steep Additional Buyer's Stamp Duty, which materially changes the investment case.
For investors specifically, a CCR purchase at this quantum is a capital-preservation and long-horizon play more than a yield play, given current rental pressures. Anyone considering a second prime unit should map out how CPF and financing rules apply to a second property first.
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When does the Peck Hay Road GLS tender close?
The tender closes at 12 noon on June 11, 2026. The site was launched for sale on April 9, 2026 under the 1H2026 Government Land Sales Programme alongside River Valley Green (Parcel C), whose tender closes on June 18, 2026.
Will the land rate exceed $1,800 psf ppr?
Most analyst forecasts sit between $1,500 and $1,750 psf ppr, with only Huttons' upper range reaching $1,800. The benchmark to beat is the nearby Bukit Timah Road site, awarded at $1,820 psf ppr in November 2025. A winning bid above $1,800 would exceed the consensus and signal unusually strong developer conviction in Newton.
What might a future condo on this site cost buyers?
Based on the projected land rates and comparable CCR launches that have cleared $3,000 psf, analysts broadly expect an eventual launch price in the $3,000 to $3,500 psf range. Final pricing depends on the winning land bid, construction costs and market conditions at launch.
Why is this Newton site considered prime?
It sits in District 9 directly opposite Newton MRT interchange on the North-South and Downtown Lines, within 1km of Anglo-Chinese School (Junior), and minutes from Orchard Road. It is also inside the Newton urban village transformation zone earmarked for about 5,000 new homes under URA's 2025 Master Plan.
Is a 99-year leasehold CCR condo a good investment?
It depends on your horizon and goals. The location fundamentals are strong, but the high entry quantum, leasehold decay and ABSD on additional properties all weigh on returns. For most buyers this is a long-hold owner-occupier or capital-preservation decision rather than a high-yield investment.
The Peck Hay Road result will reveal more about CCR sentiment than any single headline number suggests, and whether it lands at $1,650 or breaks past $1,800 psf ppr, the implications ripple into launch pricing across District 9 and beyond. If you are deciding between a prime new launch, a CCR resale unit, or holding off entirely, the right answer depends on your budget, timeline and tax position, not on the tender headline. Reach out to the independent advisors at PropertyNet.SG for a personalised, numbers-first assessment of where this tender leaves your own buying or upgrading plans in 2026.