GLS Land or En Bloc Land in Newton? Why Peck Hay Road's Land Cost Sits on the Public Record

In a built-out district like Newton, new homes come from one of two places. Either the state sells a parcel through the Government Land Sales (GLS) programme, or the owners of an existing development sell it together in a collective sale (en bloc) and a developer rebuilds. Peck Hay Road Residences is on GLS land. That route decides how much a buyer can find out about the land under the project before a single unit is sold. Below we explain the difference and what to take from it.

Two routes to new supply, side by side

The Peck Hay Road bid ladder

URA's tender-closing annex lists all four bids received when the tender closed on 11 June 2026. URA quotes prices per square metre of GFA. We have converted them to per square foot per plot ratio (psf ppr) at 10.7639 sq ft per m².

A few points follow directly from the table. The top bid was about 8.4% (around S$42.2 million) above the second. The third and fourth bids were less than S$0.8 million apart. All four bids were above S$459 million, for a parcel whose GFA cap (27,017 m²) and height zones every bidder had seen in advance. URA awarded the site to the top tenderer on 16 June 2026.

For a buyer, the value of this record is that the whole valuation is public, not just the winning figure. Four groups priced the same parcel under the same fixed limits, and every one of their figures can be checked. For a collective sale, the figures reach the public only through the parties or the press.

Why the two kinds of land rate are not like-for-like

People often compare land rates in psf ppr across GLS and collective-sale sites as if they described the same thing. Often they don't:

• What the price buys. A GLS tender price pays for a parcel whose use, maximum GFA, height and lease are already written into the tender documents. A collective-sale price pays for an existing property. The redevelopment scheme still needs planning permission.
• What can come on top. SLA describes the Land Betterment Charge as a charge on the increase in land value when land is allowed to be used in a more valuable way, such as building more intensively. It replaced the earlier Development Charge, Temporary Development Levy and Differential Premium when the Land Betterment Charge Act took effect on 1 August 2022. So a collective-sale headline figure may not be the developer's whole land bill.
• What floor area the rate is based on. "Per plot ratio" only means something once you know which GFA it refers to. At Peck Hay Road that figure is the 27,017 m² in URA's annex. For a collective-sale site, check which GFA a quoted rate assumes.

So if someone sets Peck Hay Road's ≈S$1,865 psf ppr beside a Newton collective-sale figure, ask two questions. Does the other figure include any Land Betterment Charge? And on what GFA is it based?

What the land route means for your purchase

• Tenure: the parcel carries a 99-year lease under URA's tender documents. Check the lease start date in the sale and purchase agreement. That date, not the launch date, is when the lease begins running down.
• Who is building: URA's award names CDL Constellation Pte. Ltd. and Garden Estates (Pte.) Limited. CDL's filing records an 80:20 split between them.
• Scale: URA estimates about 315 homes and notes the actual number may vary. The unit mix and sizes have not been announced yet on the floor plans page.
• Price: land cost is only one input to a launch price, and the developer has not published a price list. Attributed third-party estimates are kept separate on the price page.

For what the tender documents fix about the parcel itself, including the two height zones, see our reading of URA's site parameters. To be notified when official plans and pricing are released, register on the showflat page.