Lorong Puntong GLS – What The Record S$1,612 Psf Ppr Bid Tells Thomson Reserve Buyers

• Eco World Development, a Malaysian Bursa-listed developer, submitted the top bid for the Lorong Puntong / Sin Ming Avenue GLS site at S$208.1 million, or S$1,612 psf ppr.
• At S$1,612 psf ppr, this is the highest land rate ever recorded for a 99-year leasehold, pure-private residential GLS site in the Rest of Central Region (RCR).
• The site sits five minutes’ walk from Bright Hill MRT and directly opposite Ai Tong School – the same MRT station and the same school that anchor Thomson Reserve, less than a kilometre away.
• Seven bids were received. The next-highest, from a joint venture between Intrepid Investments and TID Residential, came in 11.1% lower at S$187.33 million (S$1,451 psf ppr).
• At S$1,612 psf ppr, land next door to Thomson Reserve is now priced 36.8% above the S$1,178 psf ppr Thomson Reserve’s own developers paid for their Bright Hill Drive site in October 2025.

The tender for a residential site at Lorong Puntong / Sin Ming Avenue, in the Bishan planning area, closed on 15 September 2026 with seven bids. The top offer, S$208.1 million or S$1,612 psf per plot ratio (psf ppr), was submitted by Eco World Development (S) Pte Ltd, a Bursa-listed Malaysian developer. If you have been following our earlier comparison of Thomson Reserve against this same site, the tender has now closed – and the result changes the pricing conversation considerably.

A Record Bid, Not Yet a Result

As with any GLS tender, it is worth separating what has happened from what has not. URA has closed the tender and the bid amounts are public. The site has not yet been formally awarded. What is confirmed is that Eco World’s offer was comfortably the highest of seven bids received for a small, 99-year leasehold plot in one of Singapore’s most established residential pockets.

Lorong Puntong / Sin Ming Avenue GLS Tender Results

Three further bids were received, from EL Development, JBE Capital, and a three-way joint venture between Santarli Realty, Heeton Holdings and Kay Lim Realty, rounding out seven offers in total.

Setting a New RCR Benchmark – Three Tenders, Three Records in 2026

Eco World’s bid did not appear in isolation. It is the third consecutive record-setting RCR land tender of 2026, each one clearing the last:

Analysts including Nicholas Mak, chief research officer at Mogul.sg, have pointed to an estimated future launch price of S$3,000 to S$3,100 psf for the Lorong Puntong development – a range that would put it within reach of recent Core Central Region (CCR) launches such as Dunearn House in Bukit Timah, which opened at S$3,140 psf in July. This estimate applies specifically to the future Lorong Puntong development and is not a projection of Thomson Reserve’s own pricing, which has not been confirmed by the developer.

What This Means for Thomson Reserve Buyers

1. Land next door is now priced 36.8% above Thomson Reserve’s own basis

Thomson Reserve’s developers secured Bright Hill Drive at S$1,178 psf ppr in October 2025. Eleven months later, a site five minutes’ walk away, at the same MRT station and opposite the same school, has drawn a top bid of S$1,612 psf ppr – 36.8% higher. Land in this corridor was not cheap when Thomson Reserve’s site was acquired. It is materially more expensive now.

2. This confirms just how scarce new supply is in this specific corridor

The last GLS residential site awarded in the Bishan planning area was in 2015, developed into the 288-unit Thomson Impressions on this same Lorong Puntong. Eleven years later, the next site to come to market is a fraction of that size, at roughly 140 units. Thomson Reserve’s 1,268 units represent, by a wide margin, the largest block of new private housing supply this corridor has seen in over a decade – and one of the few chances to buy at scale near Bright Hill MRT and Ai Tong School before this land re-rating fully plays out in resale and launch pricing.

3. The RCR repricing is not a one-off – it is a trend across three tenders

Kallang Close in April, Berlayar Drive in August, and now Lorong Puntong in September – each RCR tender in 2026 has cleared the record set by the one before it. Wong Shanting, head of research for Singapore at Newmark, has noted that rising land costs are compelling developers to bid aggressively, which in turn pushes new home prices higher. Buyers waiting for RCR land, and the launches built on it, to get cheaper have not seen that happen in 2026.

Same MRT, Same School, Very Different Scale

We compared these two sites in detail back in July, when the Lorong Puntong tender was still open – see Thomson Reserve vs Lorong Puntong GLS: Which to Buy? for the full breakdown of facilities, unit mix and buyer profile. That analysis concluded Thomson Reserve wins on scale, facilities and a confirmed launch date, while Lorong Puntong held a marginal proximity edge. The tender result adds a new dimension: whatever boutique premium a 140-unit development at this location commands, the market has now priced it at a land rate 36.8% above what Thomson Reserve’s developers paid for a site nearly twelve times the size, in the same corridor, fourteen months earlier.

Sources: URA Government Land Sales tender results, 15 September 2026; Business Times, September 2026; 99.co, September 2026; EdgeProp Singapore; Stacked Homes; commentary from Nicholas Mak (Mogul.sg) and Wong Shanting (Newmark). The Lorong Puntong / Sin Ming Avenue site has not yet been formally awarded by URA – figures reflect the top bid received at tender close. Official Thomson Reserve pricing has not been released by the developer. This article is prepared for informational purposes and does not constitute financial or investment advice.

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