Property Herald: First Condo Site on Former Keppel Club Golf Course Launched for Sale

Introduction

The government launched the first residential site on the former Keppel Club golf course along Telok Blangah Road for sale by tender today.

Description of the land parcel

The 99-year leasehold site is located in the city-fringe and within the Greater Southern Waterfront. It is designated for a non-landed residential development with a low-rise and two high-rise zones with the potential for buildings of 30 floors or more in height. With a plot ratio of 4.7 times, the land parcel could potentially yield about 745 condominium units.

Source: MOGUL.sg Research, URA

Strengths of the site

Firstly, the site is about 400 metre or a 5-minute walk from the Telok Blangah MRT Station, which is just one stop from the HarbourFront MRT Station, a key interchange for the Northeast Line and the Circle Line. The proximity to the MRT station offers residents convenient public transport access across Singapore and to Vivocity, the country's largest mall.

Secondly, the subject site is situated just 300 metres from Keppel Bay. With an allowable building height of about 30 floors and higher, the residents on the higher floors in the future development on this site would enjoy view of Sentosa Island and the southern sea. However, the sea view of the residents on the lower floors could be obstructed by the condominium Reflections at Keppel Bay.

Despite that, its seaside setting and the prestigious Keppel Bay location near the Central Business District (CBD) and major draws. Coupled with the proximity to the Greater Southern Waterfront, the location and reputation of the area would appeal to buyers.

Thirdly, for families with young children, there are a few primary schools near the subject site which would priotise admission and improving the chances of enrollment. Blangah Rise Primary School is located within a 1 KM radius. In addition, Radin Mas Primary School, which is one of the more popular primary schools in Singapore, is situated about 1.4 KM from the Telok Blangah site.

Shortcomings of the site

Despitie its positive qualities, the site that is offered for sale might not be the most attractive option in the entire former golf course. As shown in the image below, the surrounding land parcels are primarily zoned for residentials use. This indicates that the future developements in this area could either be private housing of HDB flats.

Source: MOGUL.sg Research, URA

Compared to the subject site, these other land plots enjoy certain advantages. The other sites are located closer to the sea or to the MRT station, potentially making them more attractive sites.

Furthermore, the subject Telok Blangah Road site is located adjacent to the approximately four storeys high to the West Coast Highway. This may limit views for residents on lower floors and subject them to increased noise levels from the highway traffic.

The upcomping 2025 Draft Master Plan may introduce changes to plot ratios in surrounding areas. This could increase the development potential of nearby residential zones, making them more attractive and better alternatives to the Telok Blangah Road site.

Comparing to Dorset Road GLS site

With the Dorset Road GLS site launched for sale, some smaller developers could prefer to bid for the smaller site over the Telok Blangah Road site. Both the Telok Blangah site and Dorset Road site are within the city-fringe area.

Similar to the Telok Blangah Road site, the Dorset Road site is situated about 30 minutes from the CBD and has better access to amenities. The retails amenities includes City Square Mall, Dhoby Ghaut area and the Bugis MRT stations, which are connected to shopping malls. There is also increased accessibility to public transport due to the presence of multiple MRT lines near the Dorset Road site. As as result, Dorset Road is expected to attracted more interest and bids from developers.

Expected reactions from developers

The most recent private residential project launched in this area is The Reef at King's Dock, a 429-unit condominium development at Keppel Bay. It was launched in January 2021. The project enjoyed strong demand from buyers, with approximately 90% of the 300 units released sold during its launched weekend.

Given that it has been four years since the last new project launched in the vicinity, there is likely pent-up demand for homes in this location. As a result, developers are expected to show interest in the site, leading to a higher number of bids.

The median prices of the previous few private housing projects launched in the area ranged from $1,722 to $2,637 psf. However, the lower prices of these properties are mainly due to their age.

Table 1: Residential projects in the Keppel Bay area over the past 12 months

Name of Project	Street Name	Completion Date	Median Price (psf)
The Reef at Kings Dock	Harbourfront Avenue	2024	$2,637
Corals at Keppel Bay	Keppel Bay Drive	2016	$2,079
Caribbean at Keppel Bay	Keppel Bay Drive	2004	$1,889
Reflections at Keppel Bay	Keppel Bay View	2011	$1,722

Source: MOGUL.sg Research, URA

Note: All projects are 99-year leasehold properties

Table 2 : Primary market sales of recent launches in the past 6 months

Name of Project	Street Name	Launch Date	Tenure	Median Price ($psf)
The Orie	Lorong 1 Toa Payoh	18 January 2025	99 years	$2,725
One Marina Gardens	Marina Gardens Lane	12 April 2025	99 years	$2,950
Arina East Residences	Tanjong Rhu Road	7 June 2025	Freehold	$2,982

Source: MOGUL.sg Research, URA

Note: All projects are not completed as of June 2025

The timelier comparable developments to the Telok Blangah site are the recent residential

launches in the RCR. These developments were launched at median prices ranging from

$2,725 to $2,982 psf. Hence, the upcoming residential project on the site at Telok Blangah

Road is likely to be priced within this range if it is launched in the current market.