When the Government Land Sales tender for the Lorong Puntong / Sin Ming Avenue site closed on 15 September 2026, it attracted seven bids and a winning price that genuinely surprised the market. This post is my attempt to give you the complete, honest picture — what the site is, what the tender result means, why the location matters, what to expect on pricing, and who this development is actually suited for. I will flag clearly where figures are analyst estimates and where only the developer can give you the final answer.
What and Where Is the Lorong Puntong GLS Site?
The site sits at the junction of Lorong Puntong and Sin Ming Avenue in the Bishan planning area, District 20, Rest of Central Region (RCR). Here are the key physical facts:
- Land area: approximately 46,103 square feet
- Maximum gross floor area (GFA): approximately 129,093 square feet
- Expected unit count: approximately 140 private residential units
- Tenure: expected 99-year leasehold
- Location: immediately next to Bright Hill MRT station
- Within 1 km of Ai Tong School
Sin Ming is a subzone of Upper Thomson within the broader Bishan planning area. The neighbourhood sits between MacRitchie Reservoir and Bishan-Ang Mo Kio Park, which means greenery is genuinely part of everyday life here, not just a marketing line. The Upper Thomson food belt — well-known for its independent cafes, zi char spots and late-night hawker options — is close by, as are Thomson Plaza and Bishan North Shopping Mall.
The Tender Outcome: A Record-Setting Debut
Seven bids came in, comfortably within analysts' expected range of four to eight. The winner was Eco World Development (S) Pte Ltd with a top bid of S$208.1 million, equivalent to S$1,612 per square foot per plot ratio (psf ppr). This is Eco World's first Singapore GLS tender win — a significant debut for the Malaysian public-listed developer (Eco World Development Group Berhad), which has been operating in Singapore since 2015. Its Malaysian track record includes large-scale townships such as Eco Majestic and Eco Ardence, with a consistent emphasis on green and sustainable design.
The other leading bids, for context:
| Bidder | Bid (S$ million) | psf ppr |
|---|---|---|
| Eco World Development (S) — WINNER | 208.1 | 1,612 |
| Hong Leong Holdings / TID JV | 187.33 | 1,451 |
| SMCL Oasis | 185.38 | 1,436 |
| EL Development | 182.1 | 1,411 |
Eco World's bid came in roughly 11.1% above the second-highest offer. Analysts, including CBRE's Tricia Song, described it as an "outlier" that stood apart from the field, exceeding the forecast land-rate range of approximately S$1,350 to S$1,500 psf ppr. Notably, S$1,612 psf ppr set a new record for a pure residential RCR plot, surpassing the S$1,515 psf ppr paid for Berlayar Drive in August 2026. This is a meaningful data point, not just trivia — land cost flows directly into launch pricing.
Why the Location Is Genuinely Compelling
Bright Hill MRT interchange: The station is currently on the Thomson-East Coast Line (TEL). When Cross Island Line (CRL) Phase 1 opens, targeted for 2030, Bright Hill becomes a full interchange connecting residents directly to Ang Mo Kio, Hougang, Tampines and Pasir Ris. The Bishan and Sin Ming fringe has historically been under-served by rail despite sitting in the central region — the CRL interchange changes that meaningfully. Buying ahead of an infrastructure upgrade that is already funded and under construction is a different proposition from buying on speculation.
Ai Tong School within 1 km: Ai Tong is a sought-after Special Assistance Plan (SAP) primary school with a strong Chinese and bilingual programme. It is consistently among the most competitive primaries by balloting intensity, having been balloted across Phases 2A, 2B and 2C in both 2024 and 2025, reaching full subscription by Phase 2C. Living within 1 km gives your child priority access at registration — in practice, for a school this competitive, the 1 km radius is not just a perk but close to a necessity for a realistic ballot chance. I regularly speak with families who factor this into their purchase decision at the very start. For a deeper look at how primary school proximity works in Singapore property decisions, see my guide at how the 1 km school priority rule affects your property choice.
Supply-starved Bishan: There has been no major new condo launch in Bishan since 2021. Jadescape, launched in 2018 at around S$1,700 psf and which achieved TOP in 2023, now averages approximately S$2,300 psf — a gain of roughly 67% since launch. Sky Vue trades at around S$2,250 to S$2,350 psf. The Bishan resale median sits at around S$1,950 psf, ranging from roughly S$1,400 for 1990s stock to over S$2,300 for newer completed projects. The only other major new launch in the corridor is Thomson Reserve, a significantly larger development of approximately 1,240 to 1,268 units on the former Thomson View site, expected to complete around 2030. These two projects are quite different in character.
What a Boutique ~140-Unit Development Actually Means
At around 140 units, this is a genuinely small development by Singapore standards. Here is what that typically means in practice:
- Lower maintenance fees per unit as running costs are spread across fewer owners — but also less shared amenity variety than a large-scale development
- A more intimate resident community, which some buyers value and others find limiting
- Faster sell-through at launch, which can create urgency but also reduces developer pressure to discount
- Resale liquidity is worth watching — a boutique development in a supply-thin submarket like Bishan can hold value well, but transaction frequency will be lower than at a 500-unit project
Estimated Pricing and Timeline
Based on the land cost of S$1,612 psf ppr, analysts at StackedHomes and elsewhere estimate an eventual launch price in the range of S$3,000 to S$3,100 psf. I want to be transparent: this is an analyst estimate derived from land cost modelling, construction cost assumptions and typical developer margin. The developer will confirm actual pricing only at launch. Do not treat this range as a quoted price — use it as a planning anchor.
On timeline, with the tender only just closed in September 2026, a realistic expectation for a launch is sometime in 2027, subject to planning approvals and the developer's own schedule. No launch date has been confirmed. The development has no official project name yet — until one is announced, I am referring to it as the Sin Ming Avenue new launch, which is where I will post first-look details as they become available.
For buyers who want to understand how to think about stamp duty costs at these price levels, my breakdown at ABSD and BSD in 2026: what you actually pay walks through the full calculation including Additional Buyer's Stamp Duty rates for Singapore Citizens, PRs and foreigners purchasing in 2026.
Who Is This Development Suited For?
Here is how I frame it with my clients. This launch is likely a strong fit if you are:
- A family with children targeting Ai Tong School — the 1 km proximity is the primary draw, and at around 140 units the address will remain recognisable and consistent for balloting purposes
- An owner-occupier who values connectivity growth — buying ahead of the CRL interchange opening in 2030 is a well-documented strategy in Singapore, and Bright Hill's upgrade is concrete rather than speculative
- An RCR investor with a 7 to 10 year horizon — Bishan gross rental yields run at approximately 2.9% to 3.8%, occupancy is generally above 90%, and tenant demand from expat and family renters is consistent. RCR has historically offered a reasonable balance of yield, capital growth and resale liquidity compared to CCR or the outer OCR
- A move-up buyer from Bishan HDB — for those already in the area who know the neighbourhood and want to stay, this is the first meaningful new-launch option in several years
It is probably less suited to buyers who need a large unit count for amenity depth, buyers seeking a short flip horizon given the high entry psf, or those whose school-priority needs point to a different 1 km zone.
The Honest Summary
The Lorong Puntong GLS site produced a record RCR land price, a debut win for a credible Malaysian developer, and a boutique project in a genuinely supply-constrained location with a meaningful infrastructure catalyst on its way. The analyst pricing estimate of S$3,000 to S$3,100 psf reflects that land cost reality. Whether that price works for you depends entirely on your situation — your timeline, your financing position, your ABSD exposure and what the development is actually solving for in your life.
If you want to be among the first to see floor plans, the unit mix and the official launch price when Eco World releases them, the best thing to do is register your interest now. You can do that directly through the Sin Ming Avenue new launch page, or simply reach out to me directly and I will make sure you are on the list. No pressure, no commitment — just making sure you have the information before decisions are made for you.