On 27 October 2026, URA released two residential land parcels for developer applications under the second-half 2026 Government Land Sales Reserve List. Chuan Grove in the Serangoon/Lorong Chuan area has an estimated capacity of 930 homes on 31,695.7 square metres; Plymouth Avenue/Dunearn Road near the Stevens area has an estimated 250 homes on 11,387.4 square metres. Together they represent about 1,180 potential private residences. Neither site is currently a confirmed award, an open public tender with a fixed closing date, or an HDB BTO sales exercise.
The distinction is especially important because a Reserve List site becomes an actual tender only if a developer submits an application with an indicated minimum price that the Government accepts, under URA’s procedures. Chuan Grove is zoned residential, with a maximum gross floor area of 79,240 square metres. Plymouth Avenue/Dunearn Road permits residential units with ground-floor commercial use, capped at 2,500 square metres of commercial GFA including a supermarket of at least 1,000 square metres. This guide explains why a ‘released site’ is not a sold site, how the two locations differ, what amenities are planned rather than operating, and why no new-flat prices or 2027/2028 moving dates can honestly be supplied yet.
- URA announcement date: 27 October 2026; both on the 2H2026 Reserve List
- Combined potential homes: approximately 1,180 PRIVATE residential units (930 + 250), not public HDB BTO inventory
- Chuan Grove parcel: 31,695.7 sqm land, 79,240 sqm maximum GFA, 99-year tenure, residential zoning
- Chuan Grove location near the existing Lorong Chuan MRT area; actual parcel-to-station route must be checked
- Plymouth Avenue/Dunearn Road: 11,387.4 sqm land, 23,914 sqm maximum GFA, 99-year lease
- Plymouth use: residential with commercial at the first storey
- Plymouth commercial cap: 2,500 sqm GFA, including a required supermarket of at least 1,000 sqm
- Plymouth location relates to the Stevens and Dunearn Road area; Stevens MRT is an existing Downtown/TEL interchange
- Neither parcel had an announced winning developer or land bid in the 27 October release
- Neither Reserve List parcel has a fixed tender closing date simply because it is available for application
- URA can launch a Reserve List tender only after the relevant minimum-price procedure is triggered
- Chuan Grove has separate earlier land parcels in its surroundings; never merge older developer details with this October parcel
- An estimate of 930 or 250 units may change under approved future design
- Current HDB BTO, SBF and resale routes are separate from this private developer-land process
- Research status: 6 November 2026; site-specific new awards and unit sale details still require future dated URA/developer notices
Updated from URA’s 27 October 2026 release; factual review 6 November 2026. A Reserve List application is not a public tender award or a real individual apartment offer. Treat all future prices and moving dates as unannounced until formal sources confirm them.
Contents — from Reserve List status to eventual home buying
- Chapter 1 — Exactly what URA released on 27 October 2026
- Chapter 2 — What a Reserve List site actually means
- Chapter 3 — What has to happen before a developer can bid
- Chapter 4 — Why 1,180 is potential supply, not two opening dates
- Chapter 5 — Chuan Grove: the exact land particulars
- Chapter 6 — Lorong Chuan MRT and the Chuan Grove location
- Chapter 7 — Why older Chuan Grove land sales should remain separate
- Chapter 8 — Plymouth Avenue/Dunearn Road: the exact parcel
- Chapter 9 — The 1,000-square-metre supermarket requirement
- Chapter 10 — Stevens MRT and the Dunearn transport setting
- Chapter 11 — The former Raffles Town Club context, carefully explained
- Chapter 12 — Reserve List and Confirmed List answer different questions
- Chapter 13 — How these parcels fit wider 2026 private housing supply
- Chapter 14 — Why neither site is an HDB BTO purchase
- Chapter 15 — Household affordability before prices exist
- Chapter 16 — Timing: from Reserve List to possible keys
- Chapter 17 — Different locations suit different households
- Chapter 18 — Schools, healthcare and the danger of implied promises
- Chapter 19 — A release tracker that distinguishes all four stages
- Chapter 20 — Conclusion: 1,180 potential homes, but no homes yet bookable from these sites
- Household and buyer scenarios
- Frequently asked questions
- Official source documents
Chapter 1 — Exactly what URA released on 27 October 2026
URA announced two new Reserve List residential development sites for the second half of 2026: Chuan Grove and Plymouth Avenue/Dunearn Road. Their possible housing yields add to approximately 1,180 homes. This is important national housing supply information because the parcels could be brought to market if developers demonstrate enough interest under the required process. But the actual status is availability for developer application, not open sales to families.
An HDB flat buyer cannot reserve a unit through this announcement. Even a private condominium buyer does not yet have an approved apartment to choose. The land has to pass through a successful Reserve List activation, public tender, award and later residential development stages before individual homes could be sold.
It is therefore a mistake to describe the sites as if the government has already sold them to developers or if every unit is available in 2027. The October release gives planning capacity and the rules for how a tender might begin. It does not provide a land bid, property selling price or key-collection date.
The right reader action is to understand the two parcels and monitor their status. A family needing housing during the next year should evaluate real available options separately, rather than postpone an essential move in anticipation of a still-untriggered developer tender.
Chapter 2 — What a Reserve List site actually means
Singapore’s Government Land Sales programme has a Confirmed List and a Reserve List. A Confirmed List site is normally offered for tender on a predetermined schedule. A Reserve List site is made available for application, meaning a developer can indicate a minimum price it would be willing to bid. The Government considers whether the indicated price is acceptable before launching a public tender.
This mechanism allows land supply to respond to demand without requiring every available reserve parcel to be tendered immediately. The existence of a Reserve List entry is a genuine planning step but not evidence that a developer has won or that a completed property will appear in the next calendar year.
The public may misunderstand the wording released for sale. For a Reserve List site, it means available under the application mechanism rather than actively marketed apartments. The distinction matters even when an agency notice carries a precise potential unit count.
A clear housing guide should always state the relevant list type and tender status. Otherwise, a developer application site can be mistakenly presented as an awarded property or as open consumer inventory. Accuracy about the stage is more useful than confident predictions about an unknown launch date.
Chapter 3 — What has to happen before a developer can bid
A potential developer interested in a Reserve List parcel must use URA’s prescribed application procedure, including an indicated minimum price. If the Government accepts the price, the site can be triggered for tender in accordance with the relevant rules. Other bidders may then compete when the tender is formally launched. The first applicant does not automatically become the winning developer simply by activating the process.
This separates an expression of interest, a formal application, a tender and an award. Each stage has different legal and commercial significance. A family looking to buy a future apartment should not be asked to finance or reserve a specific home during those early land-supply stages.
URA’s current Reserve List materials describe how interested developers can obtain tender information. They do not constitute an individual apartment brochure. Any later project will need its own approvals, sale documentation and disclosure of actual units.
For readers, the next useful update would be an official activation announcement. The award could follow later if a tender is held and bids are evaluated. No one should invent the successful bidder or bid price while the site remains only available for application.
Chapter 4 — Why 1,180 is potential supply, not two opening dates
URA estimated 930 homes for Chuan Grove and 250 for Plymouth Avenue/Dunearn Road. These add to 1,180 potential private residential units, but the two parcels are in different locations and may not be activated together. The combined count is therefore a useful statement of potential capacity, not a forecast of one simultaneous property launch.
An actual developer could propose a different final unit mix within approved conditions. The eventual number of homes may vary from the estimates. There is also no basis to claim that all homes would be completed in 2028, because the land may not even have entered the tender stage by then.
The strongest way to communicate the estimate is to keep three labels attached: possible homes, private housing and Reserve List. Removing any of those could make the release appear more immediate or accessible than it is.
Households can use the figure to understand the future market pipeline, while keeping current housing decisions grounded in properties that genuinely exist. A planning estimate may shape regional housing supply eventually, but it cannot itself provide accommodation or a valid sales contract.
Chapter 5 — Chuan Grove: the exact land particulars
URA’s site record describes Chuan Grove as a residential parcel of 31,695.7 square metres with a maximum permissible gross floor area of 79,240 square metres. The lease offered is 99 years and the estimated potential yield is about 930 homes. These dimensions help identify the exact parcel released on 27 October 2026.
The land area and gross floor area are not interchangeable. The plot can support multiple floors subject to controls, and not all permitted floor space is equivalent to saleable interior apartment area. Dividing 79,240 by 930 does not produce a legal promise of an individual flat’s size or cost.
The potential future development is in the Lorong Chuan/Serangoon area. There are existing residential streets, transport and community services nearby, but the exact relation to the future building entrance cannot be determined before a site plan is approved.
A household considering the longer-term opportunity should focus on the possible location and housing needs rather than imaginary floor plans. The specific unit sizes, approved tower arrangements, price and completion dates would be later developer disclosures. The official reserve entry only establishes a stage in land supply.
Chapter 6 — Lorong Chuan MRT and the Chuan Grove location
Lorong Chuan MRT is an operating Circle Line station and an important reference point for the area. For some households, that can make access to workplaces and other parts of Singapore practical. But the actual Chuan Grove parcel needs to be evaluated through its site map and the eventual residential entrance before anyone can claim a precise walking time.
A buyer should map work, family care, healthcare and grocery routes. For a family with a child, safe crossings and the route to school or childcare matter as much as the nearest station. An older resident may need continuous step-free access, which cannot be guaranteed by a straight-line proximity estimate.
The surrounding Serangoon area includes established residential communities, which can offer context for possible services and neighbourly routines. Yet a future condominium may have its own transport, parking and management arrangements.
The most useful location claim is one that can be checked from the actual front door when the project becomes real. Until then, the presence of an operating MRT is an advantage of the area, not proof that every future apartment will have a sheltered station entrance at its doorstep.
Chapter 7 — Why older Chuan Grove land sales should remain separate
The Chuan Grove area has had other Government Land Sales parcels in earlier periods, including sites awarded in 2025. The October 2026 Reserve List parcel is a distinct, larger site with its own area and estimated 930-home yield. The fact that several parcels share the Chuan Grove label creates a real risk of mixing unrelated developer names, bids and unit counts.
An older private launch may have genuine authorised prices and its own project name, while the October 2026 site does not have a winning developer yet. A website that combines the old developer’s photograph with the new parcel’s capacity could mislead a reader into thinking a specific 930-unit condominium has already opened for sale.
The safest approach is to record the tender year, parcel area and legal status beside every result. If those details do not match the 27 October URA source, the page may concern a different site.
Such distinctions are essential for household decisions. A property buyer needs to know which development they would actually own, who the authorised seller is and which contract applies. A general neighbourhood label is not enough.
Chapter 8 — Plymouth Avenue/Dunearn Road: the exact parcel
URA’s second October release concerns Plymouth Avenue/Dunearn Road, with a site area of 11,387.4 square metres, maximum permissible gross floor area of 23,914 square metres and an estimated capacity of about 250 residential units. The site has a 99-year leasehold framework and allows residential use with commercial at the first storey.
The parcel is in the Stevens/Dunearn corridor, a different geographic and housing market from Chuan Grove. The two sites were published together for administrative reasons, but a household must not assume their location, floor plans or prices are interchangeable.
The estimate of 250 homes is not a final private apartment schedule. The exact mix of unit sizes will depend on the development that eventually receives approval after an actual land tender and award. No approved developer or retail sales date is established by the Reserve List notice.
For a potential buyer, Plymouth is a site to monitor, not a unit to reserve. The useful official facts today are its location, permitted uses, land dimensions and Reserve List status. Everything involving individual apartment purchase terms must be supported by later authorised releases.
Chapter 9 — The 1,000-square-metre supermarket requirement
A distinctive condition at Plymouth Avenue/Dunearn Road is the commercial component. URA limits commercial gross floor area to 2,500 square metres and stipulates a supermarket of at least 1,000 square metres within that commercial allowance. This can help ensure that an eventual neighbourhood development includes some grocery provision rather than exclusively residences.
It is important to interpret the requirement precisely. A planning condition for supermarket space is not proof that a particular grocery chain has signed a lease, that food prices will be low or that the shop will open at the first family’s key collection. Building completion, operator fit-out and business licensing can occur on different schedules.
For residents, convenient groceries can reduce everyday travel, particularly for people who do not drive. But a supermarket may also create deliveries, customer traffic and other practical considerations around the building entrance. A good development needs to manage the interface between residential and commercial uses.
The right buyer question is how the finished design provides accessible shopping while preserving comfortable private living. That will become clearer when a real approved project exists. At Reserve List stage, only the broad commercial requirement can be treated as confirmed.
Chapter 10 — Stevens MRT and the Dunearn transport setting
Stevens MRT is an existing interchange between the Downtown and Thomson–East Coast Lines. That can offer useful journeys toward central Singapore and other regions. The Plymouth Avenue/Dunearn Road location relates to this corridor, but the eventual residential walking route will depend on its entrance, surrounding paths and crossings.
A station’s presence on a map does not determine the total journey. Someone working in the city centre may have a convenient direct line while another household travels across several transfers to care for relatives. A family with children also needs to consider safe road crossings at school times.
The planned commercial use at Plymouth may improve everyday grocery convenience, but the supermarket requirement does not replace access to healthcare, childcare or reliable transport during the development’s early years.
A thoughtful comparison uses the actual property entrance and operating MRT services for travel estimates. Future pedestrian improvements can be added when confirmed. The property may eventually have an attractive location, but no definite commute time should be quoted before its approved design and public access are established.
Chapter 11 — The former Raffles Town Club context, carefully explained
Plymouth Avenue has also been associated with the former Raffles Town Club site, whose State land lease was scheduled to expire on 17 October 2026. URA and the Singapore Land Authority had earlier announced a residential development intention for that location. This provides relevant historic context for why a newly available parcel near Plymouth Avenue appears shortly after the lease expiry.
However, a reader should not automatically assume that every metre of the October 2026 Reserve List parcel is identical to the club’s earlier leased land without checking URA’s official site boundary. Similar addresses and dates do not replace a cadastral plan. Heritage, demolition and public access questions may also require separate agency decisions.
For prospective residents, the important point is that redevelopment of established urban land can create new housing without necessarily beginning from an empty field. It can also introduce site preparation and transport changes that occur long before apartments are sold.
A precise guide states the lease-expiry background while preserving uncertainty about the final parcel boundaries and approved building design. This is more useful than repeating an unverified claim that the club building has already become a new condominium with a fixed launch date.
Chapter 12 — Reserve List and Confirmed List answer different questions
The two October parcels are Reserve List sites. This differs from the 2026 Orchard Boulevard and Marina Gardens Lane Confirmed List parcels that have already proceeded through scheduled tenders and final awards. All these sites can contribute to private housing supply over time, but their status changes what a reader can responsibly say about them.
An awarded site has a successful developer and price, though it still lacks individual apartment sale terms. A Confirmed List tender not yet closed has a fixed developer bidding period, but no winner. A Reserve List site available for application does not yet have an ordinary tender deadline or successful bidder.
The comparison is valuable for anyone tracking Singapore’s 2027/2028 housing market because it prevents a long list of potential homes from being misrepresented as imminent keys. Supply capacity is not the same as available units for consumers.
A practical housing tracker should have a stage column alongside the potential unit count. That gives readers a more realistic view of what may enter the market and when they need to look for further information, without claiming certainty about future private apartment launches.
Chapter 13 — How these parcels fit wider 2026 private housing supply
URA’s third-quarter 2026 real estate statistics described 9,320 units of Confirmed List private residential land supply for the full year and a substantial pipeline of private homes that could be marketed or completed in coming years. The Chuan Grove and Plymouth Reserve List parcels add flexibility to the potential pipeline, but they should not simply be counted as Confirmed List homes already tendered and awarded.
This distinction matters when articles discuss whether supply is high or low. A pipeline can contain land still available for application, awarded land awaiting development, homes being built and completed units ready for occupation. Each stage contributes differently to future market availability.
Buyers should resist simple predictions such as “more land means every price must fall.” Prices depend on actual supply reaching the market, demand, interest rates, employment and individual home characteristics. A land parcel still on reserve may take considerable time to affect consumer choice.
The most useful conclusion is that agencies are maintaining options for private housing supply. Households benefit from understanding that options exist without converting their estimated capacity into a guarantee of inexpensive or immediately available apartments.
Chapter 14 — Why neither site is an HDB BTO purchase
Chuan Grove and Plymouth Avenue/Dunearn Road are URA private residential development sites. A successful developer might eventually sell private apartments under the applicable regulatory framework. These are not subsidised Housing & Development Board flats and do not use the HDB BTO queue, HFE grant assessment or Standard/Plus/Prime classification simply because government released the land.
Public housing buyers have separate routes such as BTO, Sale of Balance Flats and resale, with individual eligibility and financial conditions. The fact that URA’s October notice uses the word residential does not change the type of housing offered by a future private developer.
This can materially affect affordability. A private purchase may involve bank mortgage terms, buyer’s stamp duty and strata maintenance contributions, while an eligible HDB buyer may qualify for particular grants under a different scheme.
The correct starting point is to identify the legal product and whether it is genuinely available. A family should never combine an estimated Reserve List land cost with an HDB after-grant price to create a fictional apartment that seems cheaper than any actual home on the market.
Chapter 15 — Household affordability before prices exist
There are no official apartment selling prices for these two untriggered Reserve List sites. That does not prevent households from preparing. It is possible to decide a maximum comfortable monthly housing outlay, review cash and CPF savings, understand bank financing and calculate how much reserve should remain after moving.
A buyer should account for mortgage, stamp duties, insurance, property tax, maintenance, utilities and possible renovation. A family with children or older relatives may need additional money for care and transport. These obligations persist regardless of which developer eventually receives the parcel.
One danger is using speculative price-per-square-foot numbers from a promotional website to stretch the budget in advance. Without an actual approved project, such predictions are scenarios at best and should never be treated as a contract or a guarantee.
A healthier approach is to prepare financial and location criteria now, then compare real authorised homes when they appear. If the future site is unaffordable or takes too long, the family can choose another option without having disrupted its current housing and savings.
Chapter 16 — Timing: from Reserve List to possible keys
The October 2026 URA release has no scheduled tender closing date for either site. That is the immediate timing fact. A developer first needs to trigger the Reserve List procedure, after which a formal public tender can take place. A winning party, project design, residential sales and construction would follow at later stages if the site progresses.
Because the first tender stage is not yet triggered by the announcement alone, any fixed 2027 apartment launch or 2028 key-collection date is unsupported. Even if an application is eventually accepted, construction will require its own time and approvals.
For families who need to move soon, such uncertainty is decisive. These sites can remain on a long-term watchlist, but they should not be the primary accommodation solution for a fixed marriage, childcare or relocation deadline.
A practical tracker records the exact status rather than an invented date. Available for application is a real milestone; tender opened, tender awarded, project launched and keys ready are separate future milestones. This simple sequence helps readers make responsible decisions without confusing the different meanings of the word release.
Chapter 17 — Different locations suit different households
Chuan Grove and Plymouth Avenue/Dunearn Road may appeal to different groups despite appearing in one URA announcement. Chuan Grove is associated with the residential Lorong Chuan and Serangoon corridor, while Plymouth sits near the central Stevens and Dunearn area. Their transport, neighbourhood character and likely property costs need to be assessed separately when actual developments exist.
A family with relatives in Serangoon may value living at Chuan Grove, while a household regularly using the Downtown Line might find Plymouth attractive. Others may prefer another location with better childcare or direct access to work. A property should not be ranked from a land parcel’s estimated unit count alone.
Neither parcel yet has a final apartment floor plan or authorised price. That means a household cannot responsibly decide which specific development is best based on marketing renderings that may not match the actual approved project.
For now, map the area’s operating transport, daily services and family travel, then preserve the budget. Once the projects are real, compare the specific available homes on the same dimensions. That is more useful than declaring one parcel a winner before the government has even opened a tender.
Chapter 18 — Schools, healthcare and the danger of implied promises
Established neighbourhoods can contain useful schools, clinics and childcare services. Chuan Grove and Plymouth are not exceptions, but being near a named institution does not guarantee admission, clinical appointments or a childcare vacancy. These services operate under separate eligibility and capacity arrangements.
A family whose child will enter primary school in 2027 should not treat an untriggered Reserve List parcel as an occupied future address. MOE’s Primary 1 rules and the child’s actual residence at the relevant time need independent verification. Similarly, the minimum supermarket requirement at Plymouth does not establish a preschool or healthcare facility.
A household that cares for older parents should map the real journey from current available homes to the necessary clinic or relative, not assume a proposed condominium will exist by a convenient date.
The best information is honest about both location benefits and timing. A site may be well placed for existing services, yet still fail a household’s immediate accommodation need because it has not entered the consumer purchase stage. A good decision recognises that rather than relying on an optimistic completion forecast.
Chapter 19 — A release tracker that distinguishes all four stages
For each October parcel, create a row showing its exact area, maximum GFA, estimated private units and Reserve List status. Add the official URA source and date. Then create empty columns for activation, tender closing, award, developer project launch and residential completion. This prevents a later news article from making it appear that every stage happened at once.
Chuan Grove’s confirmed facts are 31,695.7 square metres, 79,240 square metres GFA and about 930 potential homes. Plymouth’s are 11,387.4 square metres, 23,914 square metres GFA and about 250 potential homes, with commercial use and a supermarket requirement. Keep the two sites separate even when summing their total potential supply.
Attach links to current URA site pages and check whether the status has changed before writing a new article. A developer activation would be new news, but it would not yet establish apartment prices or completion. An award would identify a winning developer, but the consumer sale still lies ahead.
This format serves readers repeatedly because it shows what is new and what remains unknown. A reliable 2027/2028 housing guide should help someone make decisions, not simply repeat a large estimated unit count with an invented opening date.
Chapter 20 — Conclusion: 1,180 potential homes, but no homes yet bookable from these sites
URA’s 27 October 2026 Reserve List release is a meaningful addition to Singapore’s potential private housing supply. Chuan Grove and Plymouth Avenue/Dunearn Road together could accommodate about 1,180 homes. Their different sizes, locations and commercial conditions make them worth tracking separately.
The defining limitation is that neither site has a confirmed developer land award from this release, an active retail apartment offer or a guaranteed occupation date. A site available for developer application is at an earlier stage than a completed Government Land Sales tender. The private housing route is also distinct from HDB’s subsidised new-flat programme.
Households can begin by understanding the two locations, setting a sustainable purchase ceiling and monitoring URA for activation and award notices. Those needing housing in 2027 or 2028 should use real current property options rather than wait on an unknown schedule.
A useful release article tells readers the exact next milestone and avoids pretending that land capacity is already a home. That clarity helps people follow development without confusing possibility with an available purchase.
Household and buyer scenarios
A reader who thinks the October announcement is a developer condo launch
URA released two Reserve List parcels for developer applications. Neither was announced as an open retail condominium sale. The reader should check for a later tender activation, award and authorised project before assuming a unit can be reserved. A 930-unit potential yield is not a sales brochure.
A first-time HDB applicant seeing 1,180 new homes
The potential units are private residential development sites, not HDB BTO flats. The applicant should monitor HDB’s Flat Portal for genuine eligible new-flat opportunities and obtain an appropriate HFE assessment. URA’s Reserve List does not add flats to the HDB ballot or provide EHG.
A couple interested specifically in Chuan Grove
Use the exact 31,695.7-square-metre October parcel rather than a developer advertisement for an earlier nearby land sale. The new site has not yet been awarded, so no authorised future unit prices exist. The couple can research Lorong Chuan transport and set a budget without making a binding commitment.
A family considering Plymouth’s required supermarket
The planning conditions specify at least 1,000 square metres of supermarket within the commercial-use allowance. That is useful future provision, but it does not guarantee an operator, opening date or particular grocery prices. Keep an existing shopping route available until the development is complete and trading.
A purchaser asking when the tenders close
Reserve List sites do not automatically have tender closing dates on the day they become available for application. URA must first activate the relevant public tender through its procedure. Check the current agency status rather than invent a date from the October release.
A household comparing the two parcels’ unit counts
Chuan Grove’s 930 estimate and Plymouth’s 250 describe separate locations and designs. Their sum is potential capacity across two sites, not a common selection pool. A future developer may propose different actual unit counts under approved plans. Compare the eventual real apartments, not just the early total.
A family with a school-registration deadline in 2027
An untriggered land tender cannot provide a completed home or school address by the deadline. MOE school placement uses separate eligibility and available places. The family should choose a feasible current housing and education arrangement without assuming a speculative new condominium will be ready.
An older resident wanting Stevens MRT access
Stevens is an operating Downtown and Thomson–East Coast interchange, but final walking routes from the Plymouth parcel are not established until development plans exist. Check accessible crossings, lifts and the complete path to healthcare when real property information becomes available.
A buyer worried about construction beside an existing home
A Reserve List announcement does not establish the exact beginning of site preparation or the location of future construction gates. Watch URA, developer and agency notices for works. Record real issues with dates and locations rather than circulating guessed road-closure information.
A buyer calculating a condo price from the maximum GFA
Gross floor area is a development-control measurement, not a finished saleable apartment schedule. Dividing it by estimated units cannot reveal the retail price or bedroom sizes. Wait for approved plans and developer sales terms before treating an apartment as financially comparable to another property.
A couple thinking Chuan Grove and Plymouth are competing in one tender
The parcels were released in the same press release but follow separate Reserve List applications. One might eventually proceed to tender while the other remains available for application. There is no reason to assume the developers, bids or dates will match.
A homeowner planning to sell and move into one of these sites
Without a confirmed retail property or completion timetable, selling the current home can create an accommodation gap. Review existing property obligations, CPF funds and temporary housing needs before making any irreversible decision. A longer-term land-supply opportunity is not a secured replacement home.
An investor who assumes Reserve List release means prices must fall
Potential future supply can influence the market only as land is activated, developed and homes are actually available. Demand, financing, existing inventory and project characteristics also matter. A Reserve List unit estimate is not evidence of guaranteed price declines or appreciation.
A resident comparing a private home with HDB resale
The legal purchase products differ. A private condo may carry different duties, bank loan rules and maintenance contributions, while HDB resale has eligibility and MOP-related requirements. Compare actual property prices and recurring costs rather than future land estimates with HDB transactions.
A parent who wants shops at the doorstep
Plymouth’s commercial allowance includes a supermarket requirement, while Chuan Grove’s parcel is zoned residential without that specific commercial condition. Do not assume the same amenities are included in both sites. Actual operator details and safe access routes will become clear only later.
A reader hoping for 2028 key collection
The sites have not yet reached tender award from the October release. The subsequent development timeline is unknown, so a guaranteed 2028 handover cannot be claimed. Use genuine available housing for fixed move dates, and track these parcels as longer-term possibilities.
Frequently asked questions
What did URA release on 27 October 2026?
Chuan Grove and Plymouth Avenue/Dunearn Road sites under the Reserve List of the second-half 2026 GLS programme.
How many homes could the two sites yield?
Approximately 1,180 in total, including around 930 at Chuan Grove and 250 at Plymouth.
Are these HDB flats?
No. They are potential private residential developments.
Are the sites already awarded to developers?
No winning bidder is identified in the 27 October Reserve List release.
Are the tenders open?
They are available for application, not automatically open public tenders with fixed deadlines.
What triggers a Reserve List tender?
A developer application indicating a minimum price acceptable to the Government under URA’s procedure.
What is Chuan Grove’s area?
31,695.7 square metres.
What is Chuan Grove’s maximum GFA?
79,240 square metres.
What is the projected Chuan Grove yield?
Approximately 930 homes.
What is the Plymouth area?
11,387.4 square metres.
What is Plymouth’s maximum GFA?
23,914 square metres.
What is Plymouth’s potential yield?
Approximately 250 homes.
Is commercial use permitted at Plymouth?
Yes, residential with commercial at first storey.
What is the commercial GFA limit?
2,500 square metres, including a minimum 1,000-square-metre supermarket.
Are both leases 99 years?
Yes, as specified in URA’s October site records.
Which MRT stations are relevant geographically?
Lorong Chuan in the Chuan Grove area and Stevens in the Plymouth/Dunearn area, subject to actual access.
Can I reserve an apartment through the URA site page?
No. Developer land applications are not individual home sales.
Are prices known?
There are no authorised individual apartment prices in the October release.
Is a 2028 move-in guaranteed?
No. Tender, award, development and handover dates are not established.
What should a buyer monitor?
URA’s activation and award notices, then authorised developer sales and completion information.
Official source documents
URA’s October site pages provide the legally meaningful current parcels and procedures. If a site advances to public tender, award or developer apartment sales, the subsequent notice should be dated and the old status retained as history.
URA 27 October 2026 — Official joint Chuan Grove and Plymouth release
URA Chuan Grove October 2026 parcel details and 930 estimated homes
URA Plymouth Avenue/Dunearn Road details, retail allowance and supermarket
URA currently available Reserve List sites and procedures
URA 23 October 2026 Q3 market statistics and private housing supply pipeline
HDB official current public housing sales and eligibility route