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Pacific Eagle Real Estate, the Singapore real estate arm of the Tanoto family’s RGE Group empire, has put a Bukit Timah mixed-use property on the market at a guide price of S$118 million. The listing, reported on 28 March 2026, signals continued institutional appetite in Singapore’s prime District 21 corridor — and provides a rare window for investors to gauge where ultra-prime mixed-use assets are pricing in today’s market.
Who Is Pacific Eagle Real Estate and What Is This Property?
Pacific Eagle Real Estate is the Singapore-based property investment and development arm of RGE Group, a conglomerate helmed by Indonesian billionaire Sukanto Tanoto and the Tanoto family. They hold a portfolio of prime Singapore real estate spanning residential, commercial and mixed-use assets, primarily in the CCR and RCR.
The Bukit Timah mixed-use property being offered at S$118 million encompasses both retail and residential components. Bukit Timah is synonymous with top-tier private schools, lush greenery, and enduring capital values — a combination that reliably attracts high-net-worth buyers and institutional investors alike.
Why Does a S$118M Bukit Timah Listing Matter for Singapore’s Property Market?
- Valuation confidence: The S$118 million ask indicates sellers believe capital values in Bukit Timah have held firm despite global headwinds.
- Institutional liquidity: Mixed-use assets at this price point attract Singapore’s family offices, REITs, and foreign private wealth.
- Supply signal: Fewer large mixed-use strata titles in Districts 10, 11 and 21 come to market annually, supporting firm pricing.
- RCR/CCR crossover: Bukit Timah sits at the intersection of RCR and CCR, commanding a liquidity premium relative to OCR assets.
Key Takeaways for Singapore Property Investors
- Prime is resilient: Institutional sellers in Bukit Timah remaining confident is a positive indicator for buyers evaluating District 10, 11, or 21.
- Mixed-use premiums are real: Assets with ground-floor commercial plus residential components can command 10-20% premiums over pure residential in comparable locations.
- ABSD applies only to residential portions: Commercial portions are ABSD-free. Consult a licensed property consultant for personalised advice on structuring.
- GLS pipeline reinforces demand: The recent Dover GLS tender won at S$1,556 psf ppr shows developers paying top dollar for RCR sites, underpinning confidence for existing prime assets.
Which Districts and Areas Are Affected?
- District 21 (Bukit Timah / Upper Bukit Timah): Top schools catchment (Nanyang Primary, SCGS, Hwa Chong) underpins perennial demand.
- District 10 (Bukit Timah / Holland / Tanglin): Ultra-prime CCR corridor with Singapore’s highest per-square-foot values.
- Holland Village / Farrer Road fringe: MRT connectivity (Circle Line, Downtown Line) strengthens transaction volumes and rental yields.
Should You Buy, Wait, or Watch?
For investors with S$5M-S$20M budgets targeting prime Singapore residential: This listing is a positive indicator. Institutional owners do not bring assets to market unless they are confident of finding buyers at target prices.
For HDB upgraders targeting District 21 condominiums: The Bukit Timah corridor remains competitive. Consider your HDB upgrader pathway carefully, including ABSD implications and TDSR calculations.
For those monitoring the CCR broadly: Singapore’s ABSD Singapore 2026 framework continues to apply a 60% rate on foreign buyers. Mixed-use assets like this Bukit Timah listing require careful TDSR Singapore 2026 structuring — consult a licensed property consultant before committing.
The overall stance: Watch. If the S$118 million Bukit Timah property transacts at or above guide price in the next 60-90 days, expect increased activity across the prime western corridor.
Frequently Asked Questions
💬 Speak Directly with Alvin Tan — Licensed ERA Property Consultant
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For more on Singapore’s evolving property landscape, explore our guides to new launch condos in Singapore, ABSD Singapore 2026, TDSR Singapore 2026, and our comprehensive HDB upgrader guide — or track the latest Singapore GLS tender 2026 results as they shape new launches across Singapore.
Speak with Alvin Tan — Licensed ERA Property Consultant
Get direct developer pricing, showflat appointments and personalised property advice. No commission charged to buyers.
CEA Reg. No. R072324C • ERA Realty Network Pte Ltd
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