$951,000,999 Award · Record $1,556 psf ppr · ~625 Homes · 10 Min Walk to one-north MRT
Tracking every milestone for the Dover Drive GLS site — from tender award to project naming to launch. Last updated: .
Six bidders competed. At $1,556 per square foot per plot ratio, the award set a record land rate for a Rest of Central Region site — above recent Core Central Region awards.
See the full award result →The nearest District 05 launch — on land bought at $1,037 psf ppr — gives a live pricing reference for the one-north corridor and a starting point for Dover Drive's price guide.
See what this means for pricing →URA's Master Plan 2025 sets out a new residential neighbourhood beside one-north, with parks, cycling paths and sheltered walkways. Kampong AI in one-north completes around 2028.
Explore the precinct →The Dover Drive GLS site was awarded on 31 March 2026 to a consortium of CNQC Realty (Prime) Pte. Ltd. — the Singapore arm of Qingjian Realty — with Forsea Residence Pte. Ltd. and Jianan Realty Investments (1) Pte. Ltd., which bid $951,000,999, or $1,556 per square foot per plot ratio. Six bidders competed. That is a record land rate for a Rest of Central Region GLS site. (Source: URA tender award, 31 March 2026.)
Record for a Rest of Central Region GLS site
| GLS Site | Region / District | Land Rate | Awarded |
|---|---|---|---|
| Dover Drive (this site) | RCR · D05 | $1,556 psf ppr | Mar 2026 |
| Bukit Timah Road | CCR · D11 | $1,820 psf ppr | Recent CCR high |
| Tanjong Rhu Road | RCR · D15 | $1,455 psf ppr | Same 2H2025 batch |
| Holland Link | CCR · D10 | $1,432 psf ppr | Jul 2025 |
| Media Circle — Bloomsbury Residences | RCR · D05 | $1,191 psf ppr | Jan 2024 |
| Media Circle Parcel A — Hudson Place Residences | RCR · D05 | $1,037 psf ppr | Mar 2025 |
Sources: URA GLS tender results; Newmark Research; EdgeProp Singapore, March 2026. Individual losing bid amounts have not been published on this page.
From land release to estimated completion — every confirmed milestone and every estimate, clearly separated.
The 13,517.2 sqm (145,505 sq ft) Dover Drive parcel is released in the 2H2025 Government Land Sales batch — the same batch as Tanjong Rhu Road — carrying a mandatory first-storey commercial component.
A consortium of CNQC Realty (Prime) — Qingjian Realty — with Forsea Residence and Jianan Realty Investments (1) wins from six bidders, at a record land rate for a Rest of Central Region GLS site.
The developer has not yet announced an official project name; the site is referred to here by its address. Site plans, floor plans and the unit mix are expected around the same period. Register below to be notified.
A preview and e-application window typically opens one to two weeks ahead of booking day. Stack selection and unit preference are decided at this stage.
New launches typically follow 12–15 months after a GLS award, allowing for planning approvals and show gallery construction. Timing is subject to the developer's programme.
The purpose-built AI park under construction within one-north — with shared workspaces, housing, event and sports facilities — is estimated for full completion in 2028, during the construction period of this development.
Based on a standard construction cycle for a development of roughly 625 units. Around 95 years of the 99-year lease would remain at completion.
Milestones marked "Completed" are confirmed by URA. Dates marked "Estimated" are projections based on URA tender conditions and typical Government Land Sales development cycles — they are not developer-confirmed.
Dover Drive Residences is the first private residential launch in Dover-Medway — the new neighbourhood URA's Master Plan 2025 designates beside Singapore's one-north innovation precinct. A 99-year leasehold development on a 145,505 sq ft site in District 05, planned for approximately 625 homes above about 32,292 sq ft of first-storey commercial space, roughly ten minutes' walk from one-north MRT (CC23). The site was awarded on 31 March 2026 for $951,000,999 — $1,556 psf ppr, a record for a Rest of Central Region GLS site.
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URA's Master Plan 2025 designates Dover-Medway as a new residential neighbourhood planned for up to 6,000 public and private homes, with amenities, parks, cycling paths and sheltered walkways. This is the first private parcel to be sold in it.
one-north MRT (CC23) on the Circle Line is an estimated 10-minute walk. One stop further is Buona Vista (EW21/CC22), where the East-West and Circle Lines meet — putting the CBD around 12 minutes away and Holland Village around three.
About 32,292 sq ft of first-storey commercial space is a condition of the Government Land Sales tender, not a developer option — including roughly 5,920 sq ft designated for early childhood facilities.
one-north houses Biopolis, Fusionopolis and Mediapolis, with more than 50,000 workers across biomedical, ICT and media. A*STAR, Thales and Razer's South-East Asia base are among the employers, and NUS sits about a kilometre south.
A purpose-built AI park is under construction within one-north for AI founders, practitioners and researchers, with shared workspaces, housing, event and sports facilities and eateries. Estimated full completion is 2028 — before this development's estimated TOP.
Queenstown recorded 173 million-dollar HDB resale transactions in 2025, and 2,409 flats in the estate reached MOP in 2026 — a large, nearby pool of households able to move into private housing. (Source: HDB Insights, Stacked Homes, 2026.)
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Dover Drive Residences is the first private residential site sold in Dover-Medway — a 99-year leasehold development on a 13,517.2 sqm (145,505 sq ft) parcel along Dover Drive in District 05, in the Rest of Central Region. The tender was awarded on 31 March 2026 to a consortium of CNQC Realty (Prime) Pte. Ltd. — the Singapore arm of Qingjian Realty — with Forsea Residence Pte. Ltd. and Jianan Realty Investments (1) Pte. Ltd., which bid $951,000,999, or $1,556 per square foot per plot ratio. Six bidders competed. (Source: URA tender award, 31 March 2026.)
The maximum gross floor area of 56,773 sqm (611,099 sq ft) includes 10,764 sq ft of mandatory commercial space, and the site is planned for approximately 625 homes. About 32,292 sq ft of first-storey commercial area is expected, including roughly 5,920 sq ft designated for early childhood facilities — so a childcare centre and everyday shops are part of the tender conditions rather than a developer's marketing promise.
The developer has not yet released an official project name. Until it does, the site is referred to here by its address, in line with how Government Land Sales sites are commonly named before launch. The name, the site plan, the floor plans and the unit mix are all expected to be published in the run-up to a launch estimated for Q1–Q2 2027.
What is already fixed is the location. one-north MRT (CC23) is an estimated ten-minute walk, and one stop further is Buona Vista (EW21/CC22), where the East-West Line meets the Circle Line. The Circle Line loop closed in 2026, connecting one-north directly to both Marina Bay and HarbourFront without reversing. The Ayer Rajah Expressway runs along the southern edge of the site, putting the CBD roughly 15 minutes away by car. (Sources: LTA network data; ERA Research, March 2026.)
Dover Drive Residences — also searched as Dover Drive GLS — is the working reference name for the 99-year leasehold residential and commercial development on the Dover Drive Government Land Sales site in District 05, Singapore. It is the first private housing parcel sold in the new Dover-Medway neighbourhood, and it is planned for approximately 625 homes above about 32,292 sq ft of first-storey commercial space. The developer has not yet released an official project name. (Source: URA GLS site particulars and tender award, 31 March 2026.)
The site area is 13,517.2 sqm — 145,505 sq ft — with a maximum gross floor area of 56,773 sqm (611,099 sq ft) that includes 10,764 sq ft of mandatory commercial space. The 99-year lease runs from 2026, which would leave roughly 95 years remaining at an estimated completion of 2030–2031. Unit types are expected to span one-bedroom-plus-study through four-bedroom layouts, but the mix has not been confirmed and will be set by the developer's approved design.
For families, schools in the surrounding area include Fairfield Methodist School (Primary), New Town Primary School and Henry Park Primary School, with the National University of Singapore about a kilometre to the south. Distances have not been verified on MOE SchoolFinder against a registered development address — that check can only be done once the address is issued — so home-school distance bands and Primary 1 registration priority cannot be confirmed at this stage and should not be assumed.
The consortium behind the site brings a relevant track record. Qingjian Realty's Singapore projects include Jadescape (1,206 units, completed 2023) and Lentor Modern, which sold out and recorded subsale gains at TOP. This is the group's third acquisition in the greater one-north area in two years, after Media Circle Parcel A and the Media Circle site that became Bloomsbury Residences.
Dover-Medway is a new residential neighbourhood designated in URA's Master Plan 2025, planned for up to 6,000 new public and private homes together with amenities, parks, cycling paths and sheltered walkways. The reason it exists is straightforward: one-north was planned to house technology and biomedical firms, not residents. As the business park's working population grew, the residential component had to be added next to it. It follows the same pattern Singapore used at Tampines, Bishan and Lentor Hills — planned estates deliberately paired with employment and transport anchors. (Source: URA Master Plan 2025; ERA Research, March 2026.)
Dover Drive Residences is the first private launch inside that plan. In new Singapore townships, the first private launch tends to set the reference price that later parcels build on, as happened along the Lentor corridor. There is no confirmed private launch in Dover-Medway ahead of this one, and no further Dover-Medway GLS parcel had been announced for release at the time of writing.
The nearer-term catalyst is Kampong AI — a purpose-built AI park under construction within one-north for AI founders, practitioners and researchers, with shared workspaces, housing facilities, event spaces, sports facilities and eateries. Full completion is estimated for 2028, which falls inside the construction window of this development rather than years beyond it. (Source: ERA Research, March 2026, citing the government announcement.)
The nearest station is one-north MRT (CC23) on the Circle Line, an estimated ten-minute walk from the site. One stop away is Buona Vista (EW21/CC22), where the East-West Line meets the Circle Line — which is what makes this location work. From that single interchange, a resident reaches the Central Business District, the west of the island, and the Circle Line's other interchanges without a second transfer. Walking time is an estimate from ERA Research (March 2026) and should be verified at site visit.
Estimated journeys from one-north MRT (CC23):
Travel times are estimates based on LTA network data and ERA Research (March 2026), excluding waiting and interchange time. Station names and codes are verified against the LTA official network map.
The Circle Line loop was completed in 2026, closing the gap between Marina Bay and HarbourFront. Residents can now travel the full Circle Line without doubling back, which shortens journeys to several interchanges and connects one-north directly to both Marina Bay and HarbourFront in under 30 minutes.
For drivers, the Ayer Rajah Expressway runs along the southern edge of the site with access via Buona Vista and North Buona Vista Road, putting the CBD roughly 15 minutes away. North Buona Vista Road connects to Commonwealth Avenue West, and Dover Road and Clementi Road lead to Clementi and the western nodes.
On the tenant side, the surrounding employment anchors are unusually dense for a Rest of Central Region address: one-north's Biopolis, Fusionopolis and Mediapolis clusters with more than 50,000 knowledge workers, the Singapore Science Park next door, the National University of Singapore about a kilometre south, and National University Hospital on the Circle Line. District 05 condominium rents averaged $4.84 psf per month as at March 2026, up 60.3% cumulatively since 2020. (Source: EdgeProp Market Trends, 24 March 2026.)
Designated in URA's Master Plan 2025, Dover-Medway is planned for up to 6,000 public and private homes with parks, cycling paths and sheltered walkways beside one-north.
one-north MRT (CC23) is an estimated ten-minute walk from the site and is already operational — not a future station on a planning map. With the Circle Line loop completed in 2026, residents can travel the full line in either direction, reaching Marina Bay and HarbourFront in under 30 minutes.
For drivers, the Ayer Rajah Expressway runs along the southern edge of the site, with access via Buona Vista and North Buona Vista Road — roughly 15 minutes to the CBD. Travel times are estimates based on LTA network data and ERA Research, March 2026.
Register to receive the Dover Drive Residences e-brochure, and the site plan, floor plans and price list as each is released by the developer.
Dover Drive, Rest of Central Region
Residential with first-storey shops
Leasehold from 2026
Floor plans have not been released by the developer. The unit types below are the layouts expected for a development of this size in District 05 — the confirmed mix, sizes and plates will only be published at the developer's release, expected around Q4 2026. Register and the plans will be sent to you the day they are issued. No indicative plan is shown here, because a stand-in layout under this project's name would not be an honest guide to what you would be buying.
Dover-Medway is designated in URA's Master Plan 2025 for up to 6,000 public and private homes, with amenities, parks, cycling paths and sheltered walkways. This is the first private parcel sold in it, and no further Dover-Medway GLS site had been announced for release at the time of writing. In Singapore's new townships — Lentor Hills most recently — the first private launch has generally set the reference price that later parcels build on. (Source: URA Master Plan 2025; ERA Research, March 2026.)
one-north is Singapore's designated innovation district: Biopolis, Fusionopolis and Mediapolis together host more than 50,000 knowledge workers in biomedical sciences, ICT and media, with A*STAR, Thales and Razer's South-East Asia base among the employers. The Singapore Science Park adjoins it and NUS is about a kilometre south. Kampong AI, an AI park under construction within one-north, is estimated to complete around 2028 — adding a further tenant and buyer pool during this development's construction period.
Queenstown recorded 173 million-dollar HDB resale transactions in 2025, and 2,409 flats in the estate reached MOP in 2026 — households with the equity and the timing to move into private housing without leaving the area they know. Median resale prices in the estate were around $1,230,000 for a five-room flat and $1,000,000 for a four-room. (Sources: HDB Insights, July 2026; Stacked Homes, June 2026.)
At $1,556 psf ppr the land cost is a Rest of Central Region record — higher than recent Core Central Region awards at Holland Link ($1,432) and around 50% above Media Circle Parcel A next door ($1,037), which became Hudson Place Residences. Developers price off land cost, so launch pricing will sit in a new tier for District 05 and the buyer pool narrows accordingly. The neighbourhood is also three to five years from amenity maturity, and no site plan, floor plan or price list has been published yet. Anyone comparing purely on entry price has better options in the same corridor today.
The Dover Drive Residences showflat has not opened — it is expected around Q4 2026 to Q1 2027. Register now and you will be invited to the preview before the public launch.
For the researcher at A*STAR, the engineer at Thales, the team at Razer or the faculty member at NUS, this is the rare case where the commute is a ten-minute walk to a station one stop from a major interchange — or, for many, a walk to the office itself. District 05 condominium rents averaged $4.84 psf per month as at March 2026; a resident buying here converts that outlay into equity while keeping the same journey to work. (Source: EdgeProp Market Trends, 24 March 2026.)
About 32,292 sq ft of first-storey commercial space is a Government Land Sales tender condition, including roughly 5,920 sq ft designated for early childhood facilities. In a neighbourhood still being built, having food and beverage outlets, shops and a childcare centre within the development matters more than it would in a mature estate — and Holland Village, The Star Vista and Rochester Mall are a short ride away on the Circle Line.
URA's plan for Dover-Medway commits to amenities, parks, cycling paths and sheltered walkways alongside the housing, and one-north Park sits immediately east of the site. The precinct is low-rise, so higher floors are likely to hold open outlooks — though this can only be confirmed against the site plan and the surrounding master plan once both are published.
The official Dover Drive Residences price list has not been released, and will not be until the developer completes planning approvals and opens the showflat. What is confirmed is the land cost: $1,556 per square foot per plot ratio, paid on 31 March 2026.
Two independent estimates have been published since. PropNex and CBRE put the likely launch average at around $2,800–$2,900 psf; ReviewHomes estimated closer to $3,470 psf. The gap between them is wide, and it is honest to say so — a record land rate with no direct precedent in the district produces a wide range of views. Both are third-party estimates, not developer pricing.
The reference points below are the confirmed transactions worth anchoring on. Note the land-cost gap: Dover Drive's rate is around 50% above the parcel next door that became Hudson Place Residences, which is why a like-for-like price comparison with that project does not hold.
| one-north Corridor Benchmark | Land Rate | Price (psf) |
|---|---|---|
| Dover Drive Residences (this site) | $1,556 psf ppr | $2,800–$3,470 (estimated) |
| Hudson Place Residences — launch, May 2026 | $1,037 psf ppr | ~$2,458 |
| Bloomsbury Residences — launch, Apr 2025 | $1,191 psf ppr | ~$2,474 |
| One-North Residences — resale (completed 2007) | — | ~$1,601 average |
Sources: URA tender results and Realis caveats; EdgeProp Singapore; PropNex Research and CBRE, March 2026; ReviewHomes, March 2026; ERA Research, as at July 2026. Estimated figures are third-party projections, not developer-confirmed pricing. New launch prices typically sit around 5–8% above resale on a harmonised basis.
Buyers comparing Dover Drive Residences vs Hudson Place Residences are comparing two different propositions in the same corridor. Hudson Place is a 327-unit project that launched in May 2026 at around $2,458 psf and sold 61.5% over its launch weekend, on land bought at $1,037 psf ppr, roughly five minutes' walk from one-north MRT. Bloomsbury Residences, 358 units, launched in April 2025 at about $2,474 psf and was around 78% sold.
Hudson Place offers the lower entry price, the shorter walk and an earlier completion. Dover Drive offers a larger site, first-mover position in Dover-Medway, and commercial space and childcare within the development. Neither is the obvious answer — the honest question is whether you are buying today's price or the first address in a neighbourhood that does not exist yet.
For buyers asking whether Dover Drive Residences is a good investment, the checkable facts on the supportive side are these. It is the first private launch in a neighbourhood URA has committed to for up to 6,000 homes. It sits beside an employment core of more than 50,000 knowledge workers, with Kampong AI adding to that around 2028. Six developers competed for the site, and the winning consortium paid a record Rest of Central Region rate — which tells you what informed buyers of land thought it was worth. And Queenstown, immediately next door, produced 2,409 MOP flats in 2026 and 173 million-dollar HDB resale transactions in 2025.
On rental economics, District 05 condominium rents averaged $4.84 psf per month as at March 2026, above the west region average of $4.58, and grew 60.3% cumulatively since 2020. At the pricing levels being estimated for this site, however, gross yield would sit below the 3.2–3.8% typical of established District 05 stock — so the case rests primarily on capital appreciation rather than income. (Source: EdgeProp Market Trends, 24 March 2026.)
The offsetting risks are equally concrete: a record land cost that pushes entry quantum higher, a neighbourhood three to five years from amenity maturity, construction activity nearby over a similar period, a 99-year lease, and no site plan, floor plan, unit mix or price list published yet. Past performance of nearby projects is not a guide to this one, and no return is guaranteed.
The Dover Drive Residences developer is a consortium of CNQC Realty (Prime) Pte. Ltd. — Qingjian Realty's Singapore arm — with Forsea Residence Pte. Ltd. and Jianan Realty Investments (1) Pte. Ltd., which was awarded the site on 31 March 2026. Qingjian's Singapore track record includes Jadescape (1,206 units, completed 2023) and Lentor Modern, which sold out and recorded subsale gains at TOP; Forsea brings the capital and construction depth of its parent group.
The Dover Drive Residences launch date has not been announced. New launches typically follow 12–15 months after a Government Land Sales award, which points to an estimated launch window of Q1–Q2 2027, with a preview and showflat estimated for Q4 2026 to Q1 2027 and estimated TOP in 2030–2031. The official project name is also still pending — the developer has not released it, which is why this site is referred to by its address. Register below and each of these will be sent to you as it is confirmed.
The questions buyers ask most about Dover Drive Residences and the Dover Drive GLS site, answered with sources.
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Get the official project name, site plan, floor plans and price list for the Dover Drive GLS site the moment each is released.