Dover Drive GLS Awarded 31 Mar 2026 · Qingjian · Forsea · Jianan
DOVER DRIVE
Residences
$951M Award · $1,556 psf ppr · ~625 Homes · one-north MRT (CC23) · D05
$951M Award · $1,556 psf ppr · ~625 Homes · one-north MRT (CC23) · D05
Tracking every milestone for Dover Drive Residences - from tender close to award to launch. Last updated: .
Six bids at close on 26 March 2026, with the top bid of $951,000,999 landing just 4.4% above the second - a new land-rate benchmark for one-north and the second-highest ever for an RCR residential GLS site.
See the full tender result →Two independent research houses published post-tender launch-price views within days of the result. No developer price list exists yet - these are analyst estimates only.
See how the pricing math works →Stage 6 closes the Circle Line loop, adding Keppel, Cantonment and Prince Edward Road - putting one-north around 20 to 25 minutes from the CBD by rail.
Explore the connectivity →URA awarded the Dover Drive GLS site on 31 March 2026 to a joint venture of CNQC Realty (Prime), Forsea Residence and Jianan Realty Investments (1) - Qingjian Realty, Forsea Holdings and Jianan Capital - which bid $951,000,999, or $1,556 psf per plot ratio. The tender drew six bids at its close on 26 March 2026. (Source: URA tender award / The Edge Singapore, 31 March 2026.)
2nd-highest RCR residential GLS rate on record
| Rank | Tenderer | Bid Price | PSF PPR |
|---|---|---|---|
| 1 | CNQC Realty (Prime), Forsea Residence & Jianan Realty Investments (1) | $951,000,999 | $1,556 |
| 2 | Sunway MCL & CSC Land Group | $911,160,000 | $1,491 |
| 3-6 | Four further bids submitted (not individually published here) | - | - |
Source: URA tender results and award notice (26 and 31 March 2026); The Edge Singapore and EdgeProp Singapore, 26-31 March 2026. Second-place bid figure as reported by EdgeProp Singapore.
From land release to estimated completion - every confirmed milestone and analyst estimate, in one view.
URA identifies Dover-Medway as a new residential neighbourhood beside one-north, planned for up to 6,000 new public and private homes.
The 99-year leasehold parcel draws six bids - double the three received by each of the two preceding one-north tenders. Top bid: $951,000,999 ($1,556 psf ppr).
The site is awarded to CNQC Realty (Prime), Forsea Residence and Jianan Realty Investments (1) - the Qingjian Realty, Forsea Holdings and Jianan Capital joint venture.
The official project name, unit mix, site plan and floor plates are typically published with the marketing launch. Register below to be notified the moment they are.
Analysts quoted after the tender expected a launch roughly 12 to 15 months after award. Timing is subject to the developer's programme and planning approvals.
Based on the standard GLS construction window and typical build timelines for a development of roughly 625 units with a commercial first storey.
Estimated dates are analyst projections based on URA tender conditions and typical GLS development cycles - they are not developer-confirmed.
Dover Drive Residences is the working name for the first private residential development in URA's new Dover-Medway neighbourhood, District 05 - a 99-year leasehold site of 13,517.2 sqm expected to yield about 625 homes with first-storey commercial space, a short walk from one-north MRT (CC23) on the Circle Line. URA awarded the parcel on 31 March 2026 to a Qingjian Realty, Forsea Holdings and Jianan Capital joint venture at $951,000,999 ($1,556 psf ppr).
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The first private residential parcel released in URA's new Dover-Medway neighbourhood, planned under Master Plan 2025 for up to 6,000 new public and private homes beside one-north.
An operational Circle Line station running since 2011 - roughly a 5 to 10 minute walk. ERA Singapore described this as the nearest land parcel to one-north MRT.
Directly across from Fairfield Methodist School (Primary and Secondary), and near ACS (Independent), ACJC, NUS, Singapore Polytechnic and UWCSEA Dover. Verify distances on MOE SchoolFinder.
Biopolis, Fusionopolis and Mediapolis sit next door, alongside Singapore Science Park, NUS and the JTC-announced Kampong AI at LaunchPad, targeted for completion in 2028.
$1,556 psf ppr is the highest land rate for a one-north GLS residential site and second-highest ever in the RCR - yet the top bid sat only 4.4% above the second of six.
This is the same joint venture's third Greater one-north site, after Bloomsbury Residences and Hudson Place Residences on Media Circle - both launched and both selling through.
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Dover Drive Residences is the first private residential development in Dover-Medway - a 99-year leasehold parcel of 13,517.2 sqm (145,505 sq ft) with a plot ratio of 4.20 and a maximum permissible gross floor area of 56,773 sqm (611,099 sq ft). URA awarded the site on 31 March 2026 to a joint venture of CNQC Realty (Prime), Forsea Residence and Jianan Realty Investments (1) at $951,000,999, or $1,556 psf ppr. The parcel is expected to yield approximately 625 private homes. (Source: URA tender award, 31 March 2026.)
URA's tender conditions specify residential use with commercial space at the first storey - up to roughly 3,000 sqm (32,292 sq ft) of commercial gross floor area, including a minimum 550 sqm (5,920 sq ft) reserved for an early childhood development centre. That makes this a genuinely mixed-use address rather than a purely residential block, with everyday convenience built into the podium.
The site sits within the Queenstown planning area in District 05, part of the Rest of Central Region. It is bounded by the Ayer Rajah Expressway to the south-west, faces Fairfield Methodist School across Dover Road, and is a short walk from one-north MRT station (CC23) - an operational Circle Line station open since 2011.
The official project name has not been released by the developer. This site refers to the development by its road name, Dover Drive Residences, which is the convention used for Government Land Sales parcels before an official name is announced. The name, unit mix, floor plans and price list are all still to come.
Dover Drive Residences is the working name for the private residential development to be built on the Dover Drive Government Land Sales site in District 05, Singapore - previously referred to in URA's programme as the Dover Road parcel. It is a 99-year leasehold site of 13,517.2 sqm, awarded on 31 March 2026, and is the first private residential plot released in the new Dover-Medway neighbourhood within Greater one-north. (Source: URA tender award notice, 31 March 2026.)
The development is expected to yield about 625 homes above a first-storey commercial component of up to roughly 3,000 sqm, including a mandatory childcare centre of at least 550 sqm. With a plot ratio of 4.20 across a maximum gross floor area of 611,099 sq ft, this will be a high-rise development - the tallest and densest residential form in an area historically dominated by low-rise campuses, schools and business-park blocks.
What makes the Dover Drive GLS site unusual is its position in the sequence. one-north itself is planned primarily for industrial and R&D use, so URA has directed the bulk of new housing supply to Dover-Medway next door rather than inside the business park. That means this parcel is not one of several competing plots launching at once - it is the first, and the reference point every subsequent Dover-Medway parcel will be priced against.
For buyers, the practical reading is straightforward. This is a walk-to-MRT, walk-to-work address in an established employment cluster, in a district that has had very little new private housing supply relative to its working population. The trade-off is price: the record land rate points to launch pricing above anything transacted in the precinct to date, which is covered honestly in the price guide below.
Dover-Medway is a new residential neighbourhood identified under URA's Master Plan 2025, planned for up to 6,000 new public and private homes with parks, cycling paths and sheltered walkways, built next to one-north on Singapore's proven live-work-play township model. It follows the same logic that shaped Punggol and Tengah: put homes beside jobs, then build the amenity layer as the population arrives.
The first private launch in a new township tends to set the reference price for the parcels that follow - the Lentor corridor is the clearest recent example, where each successive tender and launch cleared above the last. Dover Drive Residences is that first launch here, and no other private launch in Dover-Medway has been confirmed ahead of it.
The employment catalyst is real and named. Kampong AI at LaunchPad @ one-north is a JTC-announced, purpose-built precinct for AI talent and start-ups, with completion targeted for 2028 - broadly aligned with this development's construction period. It adds to an existing tenant base spanning Biopolis, Fusionopolis, Mediapolis, Singapore Science Park, NUS and the National University Hospital.
The honest counterweight: new neighbourhoods take years to build amenity depth. ERA's own research on this site notes that current amenities serve the working population adequately, but that it may be premature for more retail and food and beverage tenants to establish a presence until the residential population builds. A buyer here is buying ahead of that maturity curve, not into it - with Star Vista, Holland Village and Anchorpoint a short ride away in the interim.
one-north MRT (CC23) has been running since 2011 - this is existing infrastructure, not a promised opening date. ERA Singapore described the Dover Drive parcel as the nearest land site to the station, roughly a five-minute walk; independent estimates put a typical walk closer to ten minutes depending on the entrance used and the eventual building footprint. Either way, it is a genuine walk-to-station address rather than a bus-or-bike connection.
That distinction matters in this precinct. The same joint venture's two Media Circle projects - Bloomsbury Residences and Hudson Place Residences - both sit roughly 1.0 to 1.1 km from the same station, which independent analysts have described as outside comfortable walking distance.
The Circle Line loop closes in 2026 with the opening of Keppel, Cantonment and Prince Edward Road stations, shortening journeys from one-north to the CBD to roughly 20 to 25 minutes. (Source: LTA; PropNex commentary, 2026.)
For drivers, the Ayer Rajah Expressway runs alongside the site, linking west to Jurong and east to the CBD and Marina Bay, with Commonwealth Avenue West, Dover Road and Clementi Road all close by.
Request the Dover Drive Residences e-brochure for the latest available information on the site, the Dover-Medway master plan and the launch timeline. Floor plans, unit mix and pricing will be added as soon as the developer releases them.
Dover Drive, Dover-Medway, RCR
Residential with commercial at 1st storey
Leasehold from 31 March 2026
The developer has not released the official unit mix or floor plates for Dover Drive Residences. Rather than show layouts that are not this project's, this section lists the unit types expected for a development of this size and will be populated with the real plates the moment they are published. Register below to receive them first.
This is the first private residential parcel released in Dover-Medway, a neighbourhood identified under URA's Master Plan 2025 for up to 6,000 new public and private homes. one-north's existing private housing stock is thin relative to its working population, because the business park itself is planned for industrial and R&D use. First-mover positions in a new estate are, by definition, available once. (Source: URA Master Plan 2025; ERA Singapore Property Research, March 2026.)
one-north MRT (CC23) has been in service since 2011, one stop from Buona Vista interchange and two from Holland Village. ERA Singapore identified this as the nearest land parcel to the station. That is materially different from the same developer's Media Circle projects roughly 1.0 to 1.1 km away, and it is the single clearest physical advantage this site holds over its nearest comparables.
The tender drew six bids - double the three received by each of the two preceding one-north tenders - and the winning bid sat only 4.4% above the second at $911.16 million ($1,491 psf ppr). A tight spread across a deep field reads as market consensus on the site's value rather than one bidder's overreach. (Source: URA; EdgeProp Singapore, 26 March 2026.)
This is the same Qingjian Realty and Forsea Holdings joint venture's third Greater one-north site, after the 358-unit Bloomsbury Residences (land at $1,191 psf ppr, launched 2025) and Hudson Place Residences (land at $1,037 psf ppr, launched 2026) on Media Circle. Both launched and both have been selling through - the joint venture has direct, recent evidence of who buys in this catchment and at what price.
The Dover Drive Residences sales gallery has not opened. Register now to be contacted the moment preview appointments, floor plans and pricing are released.
Biopolis, Fusionopolis and Mediapolis sit immediately east of the site, with Singapore Science Park, NUS and the National University Hospital a short ride south. For a biomedical researcher, a software engineer at a one-north tenant, or an academic at NUS, this is one of the very few genuinely walkable or one-stop private housing options serving that employment cluster - and it is the honest core of the rental demand case too.
The site sits across from Fairfield Methodist School (Primary and Secondary), within the wider Dover schools belt that includes Anglo-Chinese School (Independent), Anglo-Chinese Junior College, Singapore Polytechnic, INSEAD Asia Campus and United World College of South East Asia (Dover Campus). Families should verify exact distances and Primary 1 registration eligibility directly with MOE's SchoolFinder, since distances are measured from the final building footprint.
one-north Park runs along the eastern edge of the business park, the Rail Corridor passes just beyond Buona Vista, and Kent Ridge Park sits to the south. URA's Dover-Medway plans add parks, cycling paths and sheltered walkways as the neighbourhood is built out. For everyday retail and dining today, Star Vista, Holland Village, Anchorpoint and IKEA Alexandra are all a short drive or a couple of stops away.
There is no official Dover Drive Residences price list. It will only be published once the developer completes planning approvals and opens the preview. What does exist is the confirmed land cost - $1,556 psf ppr - and two independent post-tender views on what that implies for launch pricing.
CBRE's Tricia Song, head of research for Singapore and Southeast Asia, expected the project to launch at an average of $2,800 to $2,900 psf. PropNex estimated the average selling price could exceed $2,900 psf. Both views were published within days of the 26 March 2026 tender close. Treat them as informed analyst estimates, not prices you can hold anyone to.
| one-north Benchmark | Land Rate | Price (psf) |
|---|---|---|
| Dover Drive Residences (this site) | $1,556 psf ppr | $2,800-$2,900+ (analyst est.) |
| Bloomsbury Residences - launched 2025 | $1,191 psf ppr | $2,474 at launch |
| Hudson Place Residences - launched 2026 | $1,037 psf ppr | $2,458 at launch |
| Queenstown planning area - 2025 medians | - | $2,717 new sale / $2,047 resale |
Sources: URA tender records and Realis caveats as at 26 March 2026; CBRE and PropNex commentary via EdgeProp Singapore and The Edge Singapore, March 2026. Estimates are third-party analyst views, not developer-confirmed figures.
Here is the arithmetic a buyer should sit with. The land was bought at roughly 31% above Bloomsbury's rate and 50% above Hudson Place's. If the analyst estimates land where they suggest, launch pricing would sit meaningfully above the precinct's current transacted range of roughly $2,458 to $2,525 psf. That is not a reason to walk away - every one-north launch to date has cleared its price and the precinct has absorbed successive step-ups - but it does mean the margin of safety sits with the developer more than the buyer at entry. Anyone comparing this to a lower-quantum alternative should do so with that spread in front of them.
All three are by the same joint venture, all three are in Greater one-north, and all three quote the same MRT station. The difference is distance and sequence. Bloomsbury Residences (358 units, Media Circle, land at $1,191 psf ppr) launched in 2025 and Hudson Place Residences (Media Circle Parcel A, land at $1,037 psf ppr) followed in 2026 - both sit roughly 1.0 to 1.1 km from one-north MRT, which independent analysts have described as outside comfortable walking distance.
Dover Drive Residences is closer to the station and is the first parcel in a different, brand-new neighbourhood rather than a third unit in Media Circle. Choose the Media Circle projects if entry quantum and an earlier completion matter most; choose Dover Drive if a genuine walk to the MRT and first-mover position in Dover-Medway are what you are actually buying.
Three things support the case. It is the first private plot in a URA-planned neighbourhood of up to 6,000 homes, so there is a genuine first-mover position rather than a marketing claim. It is a short walk from an operational Circle Line station in a district where private housing supply has been deliberately thin. And the demand base - one-north's biomedical, ICT and R&D tenants, NUS, Singapore Science Park, and Kampong AI from 2028 - is a named, funded employment cluster rather than a generic catchment.
Two things temper it. Entry pricing looks likely to sit above anything transacted in the precinct so far, and rental yield compresses as entry price rises - the district's proven gross yields on completed, lower-priced stock do not transfer mechanically to a higher entry point. This reads as a scarcity and capital-appreciation thesis with a long horizon, not a yield play. Nothing here is financial advice; verify every figure independently.
The Dover Drive Residences developer is the joint venture of CNQC Realty (Prime) Pte Ltd, Forsea Residence Pte Ltd and Jianan Realty Investments (1) Pte Ltd - Qingjian Realty, Forsea Holdings and Jianan Capital. Forsea Holdings is a subsidiary of China Communications Construction Company. Qingjian's Singapore track record includes Bloomsbury Residences, Hudson Place Residences, Altura, The Arden and Tenet EC; Forsea's includes Hillock Green at Lentor Central.
The Dover Drive Residences launch date has not been announced. Analysts quoted after the tender expected a launch roughly 12 to 15 months after the 31 March 2026 award, pointing to an indicative window around the first half of 2027, with estimated TOP around 2030 to 2031. Register below to be notified first on the official name, floor plans, preview date and price list.
Everything buyers ask about Dover Drive Residences and the Dover Drive GLS site after the March 2026 tender award.
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