Bukit Timah Turf City — Singapore’s most anticipated GLS transformation
The Bukit Timah Turf City precinct (the former Singapore Turf Club site) is the largest greenfield residential redevelopment in Singapore’s central region in over two decades. Released for development on the URA Master Plan, the site spans approximately 176 hectares across the Bukit Timah / Dunearn Road corridor — far larger than any single GLS plot offered in recent memory.
This is a definitive 2026 buyer’s guide to the Turf City transformation, the GLS sites being released in tranches, the expected timeline, and how to position yourself as a buyer ahead of the very first residential launches. Compiled by Alvin Tan, CEA R072324C, ERA Realty Network L3002382K, with on-the-ground project intelligence from active launch coordination.
Turf City transformation — what’s actually being built
The URA’s vision for the precinct includes:
- 20,000+ private residential homes across the full master plan timeline (long-run)
- Mixed-use commercial nodes anchored around enhanced MRT connectivity
- Heritage retention of selected buildings from the former Turf Club
- Green corridors and Rail Corridor integration linking Bukit Timah Nature Reserve to the south
- Cross Island Line (CRL) Phase 2 reinforcing connectivity to one-north / Jurong East / Punggol
GLS sites released so far — Confirmed List & Reserve List
| Site | Status | Indicative size | Expected launch |
|---|---|---|---|
| Dunearn Road GLS (Parcel A) | Confirmed List H1 2026 | ~3.5 ha | Late 2026 / early 2027 |
| Turf City Parcel 1 (Bukit Timah Road frontage) | Confirmed List H2 2026 (expected) | ~4.5 ha | 2027 |
| Turf City Parcel 2 (interior, school zone) | Reserve List 2026-2027 | ~3.0 ha | 2027-2028 |
| Subsequent Turf City parcels | Reserve List (multi-year tranching) | 16+ ha total residential | 2028-2032 |
The very first residential launch in the Turf City transformation is expected to be on the Dunearn Road GLS site — currently the most-watched plot in our project intelligence chats. Tender close and developer announcement are expected within Q3-Q4 2026.
Why Bukit Timah Turf City matters for buyers
1. District 21 / 11 fringe — premium catchment, scarce private supply
The Turf City precinct sits across District 21 (Upper Bukit Timah) and District 11 (Bukit Timah core) — two of Singapore’s most established premium residential districts. Existing private condo supply in these districts is dominated by older 1990s-2000s stock. The Turf City new launches will be the only material new private supply in these districts for the next 5-10 years.
2. School catchment — elite primary 1km radius
Within the 1km primary school priority zone of the Turf City precinct: Henry Park Primary, Methodist Girls’ School (Primary), Nanyang Primary, Pei Hwa Presbyterian. For families banking on the Phase 2C balloting priority, this is one of the few new-launch contexts in Singapore that meaningfully includes multiple elite primaries.
3. MRT proximity — Tan Kah Kee, Sixth Avenue, future CRL
Existing MRT: Tan Kah Kee (Downtown Line, ~5-8 min walk depending on parcel), Sixth Avenue (Downtown Line, ~6-10 min). Future Cross Island Line stations will reinforce east-west connectivity, expected to land within walking distance of the precinct in Phase 2 of CRL.
4. Capital appreciation thesis — comparable precedents
Comparable greenfield-to-residential GLS transformations: Bishan Town redevelopment (1990s), Sengkang Riverside (2000s), Punggol Digital District (2020s). All delivered 30-50%+ appreciation over the 7-10 years following the first launches, driven by amenity build-out and master plan execution. Turf City sits at the same stage — first launches occurring before the bulk of amenity completion.
How to position yourself as a buyer NOW
- Register for first-look intel. The agents tagged into the very first Turf City launch will work from a finite VVIP list. WhatsApp Alvin Tan at +65 8488 8648 to be added to the priority list — no obligation to buy.
- Get loan IPA early. Tender awards typically translate to launch within 12-18 months. Banks may tighten lending against the time of launch.
- Map out your financing buffer. Use our ABSD calculator and BSD calculator against an estimated launch psf of $2,800-$3,400 (Bukit Timah / Dunearn comparable benchmark).
- Compare against Dunearn House and other Bukit Timah comparables. See our parallel coverage for context-rich analysis.
Frequently asked questions
When will the very first Turf City residential launch happen?
Expected late 2026 to early 2027 for the Dunearn Road GLS parcel (Confirmed List H1 2026 release → tender award Q3-Q4 2026 → launch 9-15 months after award). The first Turf City interior parcels are projected for 2027 onwards.
What will the Turf City new launch psf be?
Indicative comparable launch psf for Bukit Timah / Dunearn Road premium GLS sites is $2,800-$3,400 psf. Premium plots with Bukit Timah Road frontage and school catchment may price higher. Final pricing depends on tender bid by the winning developer + cost basis + market conditions at launch.
Who will be the developer?
To be confirmed via URA tender. Most likely bidders for premium Bukit Timah parcels include CDL, Frasers, GuocoLand, UOL, Allgreen, and large foreign-JV consortiums — all of whom have track records of bidding aggressively for District 11 / 21 land. The tender award announcement is the first signal of pricing direction.
How is Turf City different from other Singapore GLS sites being released?
Three differentiators. (1) Scale — 176 hectares vs typical 1-4 ha for an ordinary GLS plot. (2) District positioning — already-premium D11/D21 with no comparable greenfield supply. (3) Master-plan execution — multiple parcels released over 5-10 years means the precinct’s value compounds with each new build, unlike a single-parcel GLS that doesn’t materially shift its surroundings.
Can foreigners buy at Turf City new launches?
Yes, all Turf City residential GLS sites will be private condominiums (not ECs or HDB). Foreigners face 60% ABSD on top of BSD per current 2026 IRAS rates. Run the calculator linked above before committing.
What is the expected TOP date for first Turf City launches?
If launch happens late 2026 / early 2027, expected TOP is 2030-2031 (3-4 year construction timeline for typical Singapore private residential).
Related coverage on this site
- Singapore GLS H2 2026 Confirmed List analysis
- Singapore GLS tender process buyer’s guide
- Dunearn Road GLS Condo Bukit Timah 2026
- Holland Plain GLS (adjacent District 21 GLS context)
Get on the priority list
Turf City’s very first residential launch will see VVIP allocation through tagged agent networks. To be added to the priority list before public launch coordination begins, WhatsApp Alvin Tan at +65 8488 8648 or email alvintanrealty.sg@gmail.com. CEA R072324C, ERA Realty Network L3002382K.
Last updated: 4 May 2026. Sources: URA Master Plan public materials, GLS Confirmed List, on-the-ground project coordination intelligence. This page is updated as new GLS tranche releases and tender results are confirmed.
Get a Free Property Valuation from Alvin
Need an honest, data-driven valuation on this project, your existing property, or a comparison? WhatsApp Alvin Tan directly — CEA-licensed, ERA Realty, no obligation. Same-day reply during office hours.
- ✅ Free showflat priority booking
- ✅ ABSD + BSD + financing eligibility analysis
- ✅ Floor plan packs & price list (where available)
- ✅ HDB upgrader pathway planning
