East Coast Road housing site opens for bids with larger homes in view

The East Coast Road housing site is now open for developer bids, with its tender closing at noon on 3 December 2026. The 99-year leasehold parcel is estimated to accommodate 85 homes, but one planning condition makes it particularly relevant to future buyers: homes across the development must average at least 100 sq m.

That does not mean every apartment will be 100 sq m. It does suggest that, if the site eventually becomes a new launch, its developer will have less room to rely heavily on very small units. Meanwhile, a larger site at Serangoon North View could add another 235 homes, but it is not yet open for tender.

One parcel, two plots and an unusual size rule

URA released the East Coast Road site under the Confirmed List of the Government Land Sales programme on 29 September 2026. Confirmed List sites are released for tender according to the Government’s announced schedule, rather than waiting for a developer to trigger their sale.

The site is one residential parcel comprising two plots. Plot 1 measures 2,481.1 sq m and Plot 2 measures 3,021.9 sq m, giving a combined land area of 5,503 sq m. Its maximum gross floor area—or total permitted buildable floor space—is 8,805 sq m. URA estimates that it could yield about 85 homes, although the eventual number may vary.

The minimum average dwelling-unit size of 100 sq m is the detail buyers should watch. It is a project-wide average, not a minimum size for each individual home. A developer could still propose apartments below 100 sq m, provided larger homes pull the overall average up to the required level.

That creates an interesting unit-selection question. A future project could contain a spread of smaller and larger homes, but the average-size condition makes a scheme dominated by compact apartments less likely than at a comparable site without the same rule. This is an interpretation of the tender condition, not an announced unit mix.

The tender is only the first step

No developer, project name, selling price, floor plan, facilities list or launch date has been announced. Developers must first decide whether to bid, taking into account the land, construction and financing costs as well as the constraints of designing across the two plots.

After bids close, URA will assess the submissions. The agency also states that it is not obliged to accept the highest or any tender. A land award would therefore be the next meaningful milestone—not proof that homes are about to go on sale.

Even after an award, the successful developer would still need to design the project and obtain the necessary approvals before marketing homes. Buyers comparing this possibility with an existing resale condo should therefore recognise the timing gap: the resale home can be inspected and transacted now, while East Coast Road remains at the land-tender stage.

That difference matters for liveability comparisons too. Resale buyers can check an actual unit’s light, traffic noise, outlook, maintenance and common areas. For this site, there are no approved layouts or completed homes to assess yet. Its location and planning parameters are real; the eventual living experience remains to be designed.

Serangoon’s 235 homes are conditional

Serangoon North View is the bigger of the two sites released by URA, with an estimated capacity of 235 homes. The 99-year leasehold parcel covers 8,085.9 sq m and has a maximum gross floor area of 20,215 sq m.

But it sits on the Reserve List. Such a site is generally put up for tender only after a developer offers an acceptable minimum price, or when the Government decides that there is sufficient market interest. Until that happens, Serangoon North View has no live competitive tender or tender-closing date.

Adding URA’s estimates gives 320 potential homes across East Coast Road and Serangoon North View: 85 plus 235. That total is useful for understanding possible supply, but it is not a count of approved or forthcoming launch units. Only East Coast Road has entered the bidding stage, while Serangoon remains conditional.

What future launch buyers can—and cannot—compare

For East Coast buyers, the size condition offers an early clue about the development’s possible character. If larger homes form a meaningful share of the eventual mix, buyers may need to compare total purchase prices rather than focusing only on price per square foot. No selling prices are available yet, so any affordability conclusion would be premature.

The better new-versus-resale comparison will begin only after a developer wins the site and reveals an approved unit mix. Buyers can then compare usable layouts, orientation, bedroom sizes and expected completion timing against existing homes nearby—not merely compare a brand-new sales gallery with an older condo’s age.

For now, the two sites belong at different points on a buyer’s timeline. East Coast Road has a firm tender deadline and a planning rule that could shape its eventual homes. Serangoon North View remains a possible addition to supply, waiting for the Reserve List process to move it forward.