De Souza Avenue in Upper Bukit Timah is on URA’s second-half 2026 Confirmed List for a future private residential land tender, with an estimated November 2026 release. The proposed site covers about 2.22 hectares, has a gross plot ratio of 1.6 and could accommodate approximately 415 private homes. As at URA’s public site schedule updated 4 November 2026, the November launch month remains an estimate: no developer winning bid, approved condo floor plan, consumer price list or guaranteed 2027/2028 occupation date has been announced for this new parcel.
An important distinction is that another De Souza Avenue parcel was already awarded in August 2024, to SL Capital (8), on a smaller 19,245.4-square-metre site for S$278.9 million. That older parcel is associated with The Sen; its developer, price and unit count must not be attributed to the planned 2.22-hectare 2026 site. Hume MRT on the Downtown Line, which opened on 28 February 2025, is an existing transport reference point, while the Rail Corridor and surrounding Bukit Timah amenities provide context. This guide explains the land stage, separate parcels, future housing choices and the financial questions households should answer before they consider any actual private apartment.
- New parcel: De Souza Avenue, 2H2026 Confirmed List under URA’s Government Land Sales programme
- Estimated developer tender launch: November 2026, not a fixed condo sales or BTO ballot date
- Approximate site area: 2.22 hectares (22,200 square metres)
- Proposed gross plot ratio: 1.6; indicative gross floor-area capacity is approximately 35,520 square metres before detailed sale conditions
- Estimated future private homes: around 415; actual approved dwelling mix may differ
- URA’s public status list was last updated 4 November 2026 and still marked this site Nov-2026 with an asterisk
- New 2026 site has no confirmed winning developer, land bid or individual apartment selling prices in that status record
- Earlier and different De Souza Avenue site: 19,245.4 square metres, awarded 7 August 2024 to SL Capital (8) for S$278.9 million
- The earlier site should never be counted again as the new 2026 site simply because both share a road name
- Hume MRT on the Downtown Line opened 28 February 2025, with two entrances and sheltered connections near bus stops
- Rail Corridor (Central) and former Ford Factory are established nearby location references; verify actual walking paths
- Planning capacity is not a guarantee of a sea view, forest-facing unit, balcony, price or parking allocation
- Private GLS supply is separate from subsidised HDB BTO flats, HFE letters and Enhanced CPF Housing Grants
- Plan a sustainable mortgage, stamp duties, maintenance fees and an interim accommodation strategy before any purchase
- Official status and original sources should be checked again when URA launches a formal tender or announces a result
Status checked against URA’s current list last updated 4 November 2026, with this independent buyer guide prepared for the 7 November 2026 planning horizon. No individual unit or selling price is being offered here.
Guide chapters: from confirmed land schedule to actual household decision
- 1. The immediate answer: what is new about De Souza Avenue?
- 2. The proposed numbers: 2.22 hectares, 1.6 plot ratio, 415 homes
- 3. Why a Confirmed List is not a confirmed winning developer
- 4. The older De Souza Avenue site is a different parcel
- 5. Why the 2024 bid cannot tell you the price of a 2027 apartment
- 6. Hume MRT: a genuinely operating transport benefit
- 7. Rail Corridor (Central) and local heritage connections
- 8. The residential feel of Upper Bukit Timah
- 9. School proximity and a family planning reality check
- 10. The environmental trade-off of a green district
- 11. Construction status: a tender estimate is not earthworks
- 12. What the future developer sales documents must contain
- 13. HDB BTO eligibility is a separate housing route
- 14. How to interpret the word ‘2027’ in property headlines
- 15. Preparing a private-housing budget before prices are known
- 16. Who might benefit from living near Hume?
- 17. A source-and-status comparison with the older project
- 18. Why an estimated November land launch may move
- 19. The household decision checklist for 2027 and 2028
- 20. Conclusion: 415 planned private homes, not 415 flats open to buyers
- Practical household situations
- Frequently asked questions
- Primary sources and further reading
1. The immediate answer: what is new about De Souza Avenue?
The genuinely new housing development signal is a planned land release in URA’s second-half 2026 Confirmed List. The proposed site has been given an area, indicative plot ratio, estimated capacity and a target month for being put to developer tender. These are useful facts for anyone monitoring supply in Upper Bukit Timah, but they are not an invitation for households to book individual apartments.
The month shown in URA’s latest consulted public schedule is November 2026 with an asterisk identifying it as an estimate. The schedule expressly says detailed sale conditions will appear when the site is launched. Until a formal tender notice identifies the actual terms, a precise closing day, winning bid and developer should not be represented as confirmed.
This distinction is different from an HDB Build-To-Order exercise. A BTO buyer receives a project name, flat types, eligibility and sale conditions through HDB. The De Souza Avenue plan concerns URA’s sale of private development land to a future bidder. The eventual private apartments would follow their own lawful marketing and purchase procedures.
For a household interested in 2027 or 2028, the correct step is to monitor an official land-tender notice while researching real available homes in the meantime. Housing news is valuable when it makes the stage of the process clear, rather than implying that planned land supply already contains a selectable apartment.
2. The proposed numbers: 2.22 hectares, 1.6 plot ratio, 415 homes
URA’s programme lists a site area of about 2.22 hectares and a gross plot ratio of 1.6. The simple product of those two values translates to roughly 35,520 square metres of indicative gross floor-area capacity. This is a planning calculation, not an authorised floor-by-floor residential plan or a final commercial interpretation of the eventual tender.
The 415-home estimate is a projection of the potential residential yield. It does not establish how many one-bedroom, two-bedroom, larger family or accessibility-focused units a developer will offer. Those choices depend on detailed design, statutory controls and subsequent approvals. A hypothetical unit-by-unit chart produced from the overall number would not be an official sales document.
Some readers see a gross plot ratio and imagine it sets the height of every building. It does not. GPR describes permissible floor-area intensity relative to land, while actual height and massing depend on other planning requirements. Detailed sale conditions should be read when published rather than guessing the final skyline.
These figures are useful for understanding the scale of prospective private housing. They are not useful as a shortcut to an apartment price. A family should preserve the numbers with their source date and wait for real approved units before calculating the precise cost of ownership.
3. Why a Confirmed List is not a confirmed winning developer
The Government Land Sales programme divides sites into Confirmed and Reserve Lists. A Confirmed List generally schedules sites for sale according to a planned release programme. A Reserve List makes a site available for possible activation after an acceptable developer application or other sufficient market interest. Neither status is the same as a completed developer award.
De Souza Avenue is on the Confirmed List. That tells us the Government intends to offer it for tender in the scheduled period, but the tender still needs its detailed conditions, an opening and closing period, and an evaluation of submitted bids. An estimated launch month is not an award date, and an award date is not the day apartment buyers collect keys.
This distinction matters because marketing language often compresses the sequence. Saying “the Government has announced a new condo site” can be fair, while saying “the developer has sold the units” would be unsupported. The actual future developer’s identity remains unknown at this planning stage.
Readers who want certainty should look for an official URA tender notice followed by an award release. They should then seek an authorised retail project rather than use the land authority’s developer submission page as though it were a customer checkout.
4. The older De Souza Avenue site is a different parcel
The site most likely to confuse readers is the earlier De Souza Avenue parcel. URA awarded a 19,245.4-square-metre residential site on 7 August 2024 to SL Capital (8) Pte Ltd for S$278.9 million. The older site’s maximum permissible GFA was 30,793 square metres, and it was estimated to provide around 355 homes. This is an established, separately dated land transaction.
The new 2026 site in the Government Land Sales schedule is larger: around 22,200 square metres, with 415 estimated homes. These are not two names for one combined plot. There is no basis for applying the 2024 winning price or developer to the new parcel simply because the road is the same.
A buyer searching property portals may see advertisements for The Sen, associated with the earlier De Souza Avenue land. Those property materials belong to that actual development and must not be attached to an unlaunched second site. Checking tender year, developer, parcel size and government map prevents this error.
Accurate property information depends on identifying the legal land parcel. A wrongly merged project could lead someone to misunderstand building access, unit availability, tenure dates or purchase terms. The extra care is worthwhile when deciding what is truly new.
5. Why the 2024 bid cannot tell you the price of a 2027 apartment
URA’s 2024 award provides a documented price of S$278.9 million for that earlier site. It is a land bid, not a retail price list. The new 2026 parcel has not yet been awarded in the official schedule used here. It therefore has no winning land bid to compare, and no lawful individual apartment asking prices can be derived from the earlier transaction.
Even if two sites share a road, development economics can differ. Site area, allowed floor space, design restrictions, construction, financing and market conditions can all change. Dividing an old land bid by either the old or new potential unit count does not create a contractual price for a home.
For a household, the useful financial question is what price range can be carried comfortably without sacrificing essential needs or emergency savings. That calculation can begin before an apartment is marketed, but it should remain a spending ceiling rather than a forecast of the developer’s eventual price.
When an authorised sales project appears, buyers can compare real units with their budget. Until then, the old bid is contextual evidence about a different land transaction, not a deposit quotation for the current planned site.
6. Hume MRT: a genuinely operating transport benefit
Hume MRT Station opened on 28 February 2025 on the Downtown Line between Hillview and Beauty World. LTA announced two station entrances, sheltered connections to nearby bus stops and pick-up points, and bicycle parking. It serves the Hume Avenue and Upper Bukit Timah area and improves access to the Rail Corridor and former Ford Factory.
This is a real operating transport asset, unlike a future conceptual station. A potential De Souza Avenue resident could benefit from the station if the final development has a convenient route. But a location in the same neighbourhood does not guarantee a five-minute doorstep-to-platform journey. The approved parcel entrance and pedestrian connections still matter.
A family should measure commutes from the front door to work, school, medical appointments and relatives. Those with strollers or mobility aids may need an accessible path that differs from the shortest distance on a map. Heat, rain and crossings change the everyday experience.
The best description is that Hume MRT provides an existing rail option in the wider area. A future developer must still demonstrate the actual home-to-station route and any project-specific shelter or other facilities before buyers count them as included benefits.
7. Rail Corridor (Central) and local heritage connections
Upper Bukit Timah has a distinctive landscape of former railway infrastructure, historic roads and public green spaces. The Rail Corridor (Central) and former Ford Factory are references that help people understand the character of the Hume neighbourhood. They can make weekend walking or local history exploration more accessible for some residents.
However, being near a public heritage destination does not mean a private development owns it or grants exclusive entry. Public access rules, path conditions and opening arrangements are controlled by the responsible agencies. A person should check the current route before planning an activity, especially when a path passes near protected or under-construction areas.
A buyer who values outdoor living should ask how the location supports activities they will actually do. Someone taking a regular evening walk may benefit greatly from a safe nearby corridor, while another household may prioritise shorter travel to childcare or grandparents.
Good location analysis includes both the appeal and the practical route. A green or historic attraction adds value when the resident can reach it comfortably, not when it is simply visible somewhere on a promotional map.
8. The residential feel of Upper Bukit Timah
De Souza Avenue is within an established residential part of Upper Bukit Timah rather than a newly reclaimed city precinct. Households may appreciate a setting that combines transport, local services and access to green spaces. Yet the experience varies significantly from one apartment entrance to another, especially where roads, slopes and other residential developments change circulation.
A property advertised as tranquil should be evaluated against real road and construction conditions, not a generic estate reputation. Traffic, school journeys and the movement of delivery vehicles can affect daily noise. A family should consider the time of day and actual route used by each household member.
Potential buyers also need to distinguish mature existing amenities from facilities the future developer might build. A neighbourhood restaurant or supermarket can be nearby without being part of the new property’s own maintenance or legal boundaries.
The location deserves serious investigation for households who already live or work in the west. But a name such as Bukit Timah does not automatically solve affordability, school admission, caregiving travel or a particular person’s accessibility needs.
9. School proximity and a family planning reality check
The surrounding Bukit Timah region has schools and other educational institutions that may make it interesting for families. Yet a private apartment purchase does not guarantee a child’s place at a nearby primary school, and a future land tender cannot establish the eligible registration address for a child before a home exists. MOE’s own phases and residence rules control those outcomes.
Parents should first identify the school stage and year when a decision is needed. A land site scheduled for tender in November 2026 may later take years to design and build. It would be risky to assume a new apartment will be available before a specific Primary 1 registration or secondary school transition.
Family care also belongs in the equation. If grandparents help with school pickups, the journey between their home, the school and the future flat may be more important than general proximity to a famous institution.
A responsible purchase plan keeps an alternative school and childcare route workable until completion and address use are confirmed. A good home can support education, but a property advertisement should not be treated as an admissions guarantee.
10. The environmental trade-off of a green district
A future residential project in a leafy neighbourhood must still consider land preparation, drainage, tree management and its relationship with surrounding public green space. A new building can improve housing supply while changing local vegetation and access during construction. These impacts need proper technical assessment rather than being dismissed by the word nature.
It would also be wrong to claim the planned De Souza Avenue parcel has the exact same ecological conditions as another Bukit Timah forest site without a matching official study. Nearby Old Jurong Road and other green areas have their own planning and environmental records. The actual parcel boundary and later conditions determine what is relevant.
For residents, the practical questions include where construction access will occur, how dust and noise will be managed and which trees or buffers are included in the approved plan. Those cannot be settled from the gross plot ratio alone.
The strongest location benefit is a development that works alongside existing community and landscape needs. A thoughtful buyer will examine real environmental and maintenance information rather than assume a picturesque rendering guarantees shade, cool temperatures or an unobstructed forest view.
11. Construction status: a tender estimate is not earthworks
The scheduled November 2026 release concerns developer tendering, not a public announcement that construction has started. A project must pass several stages before workers begin building residential blocks: tender and award, design and regulatory approvals, procurement and site preparations. Some stages may overlap, but the sequence is not identical for all properties.
Nearby residents often see preliminary site activity or survey work and assume a new condo launch is imminent. Such observations can be interesting, but a formal developer and retail sales date must still come from authoritative documents. Similarly, a news article about another parcel’s construction cannot be used to date the new site.
Households with an immediate moving deadline should therefore keep existing accommodation plans. A future parcel scheduled for developer tender is not a suitable replacement for a signed lease ending in a few months.
A clear release tracker identifies the next agency milestone rather than promising when the project will appear as a completed building. The actual construction and key dates can be added later when authorised notices make them available.
12. What the future developer sales documents must contain
A lawful private-property sale should offer information on the development identity, approved apartment layouts, tenure, facilities, asking prices, payment arrangements and relevant completion expectations. None of these individual-home details is fixed by the proposed 2.22-hectare land-release schedule alone.
The actual mix of unit sizes will determine which households are served. A working couple may prefer a compact practical layout, while a larger family may need separate bedrooms and storage. A senior could prioritise lifts, barrier-free access and proximity to medical care. All must judge real floor plans, not a broad 415-unit estimate.
A property’s shared facilities also affect cost. Security, pools, gardens and parking require maintenance, and the actual recurring contributions should be reviewed before choosing a unit. A low-rise design does not automatically mean low charges or large apartment sizes.
Buyers should ask for the authorised project documentation and verify the sales source before transferring money. Early speculative price lists can easily blend the new parcel with an older De Souza development, so independent checking is particularly important here.
13. HDB BTO eligibility is a separate housing route
The potential 415 De Souza Avenue units are intended as private residential supply. They are not included in a subsidised HDB Build-To-Order ballot by virtue of being released through a government agency. The HDB Flat Eligibility letter, Enhanced CPF Housing Grant and Standard/Plus/Prime framework govern relevant public housing, not an unannounced private condominium.
A family can compare living in a private condo with an HDB flat, but the comparison must include real prices and the different financing and legal conditions. Private buying may involve bank loan terms, buyer’s stamp duties, taxes and strata maintenance, while HDB has eligibility, occupation and resale rules of its own.
A buyer should also consider prior property ownership and any required sale sequence. An HDB upgrader could face cash-flow pressure if the existing flat is sold before a replacement private property is ready. The correct route depends on the household’s circumstances.
The purpose of distinguishing the programmes is not to favour one over the other. It is to prevent an incorrect financial calculation created by applying public-housing subsidies or ballot priority to homes that are not offered under those rules.
14. How to interpret the word ‘2027’ in property headlines
A 2027 headline can mean several different things: a developer could receive an award, publish an apartment launch or begin construction, while a buyer might be searching for keys within the year. Those events are not the same. De Souza Avenue’s planning record establishes an estimated land tender in November 2026; it does not establish any of the later dates.
A typical property-development sequence may take years, and specific projects vary. No responsible article can claim the entire 415-unit estate will be ready in 2028 based solely on the November tender estimate. The actual legal completion terms must come from the eventual approved property.
For a family planning school registration, a wedding or a work relocation, the distinction can prevent an expensive error. A tentative future home should be separated from current housing needs and the cost of interim accommodation.
Good reporting uses the year as a context for what readers are monitoring, then names the exact stage. It should never turn a future sales possibility into a guaranteed moving appointment.
15. Preparing a private-housing budget before prices are known
Even without an authorised apartment price, a household can make useful preparations. Start with take-home income, existing obligations, likely stamp duty exposure, cash and CPF savings where applicable and a comfortable mortgage-payment ceiling. Then include expected private maintenance, property tax, utilities and a reserve for unforeseen needs.
A common mistake is to borrow up to the maximum amount a lender would permit without testing the effect on ordinary life. Childcare, eldercare and transport spending may rise. Housing should not consume every buffer merely because the project is in an attractive area.
Use a downside scenario. If one income falls temporarily or interest expense increases, can the household sustain the mortgage while meeting essentials? If the answer is no, waiting for a cheaper home or choosing an available alternative may be a better decision.
A disciplined budget is useful across future De Souza launches and current resale options. It prevents a family’s price expectation from becoming anchored to an old land bid or an unverified marketing projection.
16. Who might benefit from living near Hume?
A household whose workplace is served by the Downtown Line may find Hume convenient. Another family may value access to the Rail Corridor, Upper Bukit Timah services or relatives in the west. Yet a third household may discover that regular care journeys to the east would become cumbersome. One location has different value for different lives.
The right method is to list essential destinations and calculate complete journeys, including the first walk to the station. When the future project has a real entrance plan, use that to refine the times. Existing neighbours can already test some surrounding routes, but should not assume a future entrance will be identical.
A prospective purchaser should also consider noise, sunlight, parking and access for a family member with mobility needs. These details are often more important in daily life than a generic reputation for greenery.
A good home meets several needs at once without forcing the household into an uncomfortable financial position. The eventual De Souza property may be an excellent match for some readers, but the decision must be made from real unit and budget information.
17. A source-and-status comparison with the older project
For clarity, build two separate lines in a housing tracker. The earlier De Souza Avenue site: 2024, 19,245.4 square metres, 30,793 square metres maximum GFA, awarded to SL Capital (8) for S$278.9 million. The new proposed site: 2H2026, about 22,200 square metres, gross plot ratio 1.6, approximately 415 potential homes and estimated November tender release.
Do not carry the earlier developer or price into the second line. Likewise, the actual market status of the earlier condo should be checked through its authorised materials rather than deduced from the newer land-release plan. Two valid developments near one road can have very different timelines and floor plans.
A third section can record the Hume MRT and park surroundings, with operating facilities and genuine walking routes labelled separately. The neighbourhood can be shared without treating the buildings as identical.
When URA later publishes the detailed new tender or award, update only the relevant line. Such careful records make it easier for readers to return for new information without having to untangle old and new headlines.
18. Why an estimated November land launch may move
URA’s public schedule uses an asterisk for the launch month and says detailed sales conditions will be released when the site is formally launched. That is an explicit warning that the schedule is estimated, not a legally fixed tender closing date. A newspaper may describe November as the planned month, but the actual release could be updated.
A buyer should check URA’s site list and news releases for any change in status. If an official tender opens, a deadline and detailed parameters may be available. After it closes, a winning developer still needs a separate award notice. Neither event automatically publishes condo prices or key dates.
This is why current verification matters more than repeating one early schedule indefinitely. A guide dated November 2026 should not claim the developer has won if the source only says the Government intends to put land out for tender.
A household can monitor the process without making a time-critical commitment. Exact dates belong in personal housing plans only when they relate to a real property and are supported by reliable documents.
19. The household decision checklist for 2027 and 2028
Before considering a future apartment, confirm the purchase route and actual availability. If the buyer wants an HDB BTO flat, use HDB’s live sales material. If interested in De Souza private housing, wait for a developer project with approved units. The two systems have different eligibility, financing and legal obligations.
Next, measure affordability from real income and spending. Include the mortgage, duties, tax and maintenance and leave an emergency buffer. Set minimum space and accessibility requirements before viewing floor plans. A home that is too small or costly does not become suitable merely because it sits near a rail station.
Third, evaluate transport and care. Hume MRT is operating, but the final walking route, services and practical journeys need to be checked from the actual unit’s building entrance. Also assess the time until occupation, since an unannounced development may not align with school or employment changes.
Finally, retain an alternative. A family can be interested in De Souza Avenue while choosing a current resale or rental property if timing demands. An informed decision protects the household’s stability rather than relying on a single speculative future project.
20. Conclusion: 415 planned private homes, not 415 flats open to buyers
The planned new De Souza Avenue site is a meaningful part of Singapore’s private land-supply pipeline. The Government has identified about 2.22 hectares, a 1.6 plot ratio and an estimated 415 homes for a prospective November 2026 tender, near the established Hume and Upper Bukit Timah setting.
Its limitations are equally important. The public schedule does not establish a developer award, individual apartment prices, detailed floor plans or a confirmed 2027/2028 handover. The 2024 De Souza parcel is a different development with its own historical price and developer.
Readers can use the present information to understand the opportunity, keep both parcels separate and plan a realistic budget. As soon as a formal tender or developer launch appears, the new details should be added with their own dates instead of quietly rewriting the original planning status.
That is how a release guide becomes genuinely useful: fast facts first, clear uncertainty, practical household decisions and an honest route to the next authoritative announcement.
Practical household situations
A first-time HDB applicant seeing ‘415 homes’
These potential homes are private developer supply, not a BTO sale. The household must use a real HDB sales exercise for subsidised public housing and a valid HFE assessment where required. A URA land schedule does not add BTO ballot chances or an Enhanced CPF Housing Grant to a future private condominium.
A buyer who saw the 2024 S$278.9 million De Souza award
That amount belongs to the older 19,245.4-square-metre parcel won by SL Capital (8) in August 2024. The 2026 site is around 22,200 square metres and has not received a winning bid in the consulted schedule. Do not mix developers, building plans or prices merely because both parcels share an avenue.
A couple needing keys before a 2028 wedding
An estimated land release in November 2026 does not confirm any residential completion by 2028. The couple should compare homes with authorised possession dates or genuine rental options, leaving the planned De Souza site as a possible longer-term choice rather than its only accommodation plan.
A family with a child approaching Primary 1
School admission is governed by MOE’s independent rules. An unlaunched condo parcel does not create an eligible occupied address or school place. The family should plan around current housing and actual registration dates, then consider the future property only when it has confirmed purchase and occupation details.
A senior interested in walking along the Rail Corridor
The Rail Corridor is a public outdoor asset, but a future apartment does not guarantee direct, level or sheltered access. The resident should check the real route, crossings, gradients and available medical transport. Public nature spaces may also have restrictions to protect users and habitats.
A commuter who works near Downtown Line stations
Hume MRT opened in February 2025, giving a real rail option. Whether the eventual De Souza unit is convenient depends on the walking route and onward journey. Calculate door-to-door time, including transfers and service hours, rather than relying on a map’s shortest line.
Someone expecting all units to have a forest view
The planning data does not specify apartment orientations, floor levels or permanent outlooks. Building placement and future nearby development may affect views. A buyer should wait for the actual approved project and assess whether the unit meets living needs without paying for unverified scenery.
An HDB owner considering an upgrade
The decision must account for existing-flat MOP, mortgage redemption, CPF refund and the cost of buying private property. A planned land tender is not a secured replacement home. Selling too early can create years of rent or financing strain while a future project remains unbuilt.
A family needing two parking spaces
A gross plot ratio does not determine the number of parking spaces allocated to residents. When an authorised condo project is launched, check the actual parking provisions and recurring fees. Nearby public transport can offer alternatives, but different households have different mobility needs.
A buyer calculating future selling price from the older bid
The 2024 land bid is not the new site’s winning price and in any event is not an apartment selling price. A future retail quote depends on the actual developer project. The safest method is to set a maximum comfortable household budget before a sales gallery opens.
An investor assuming the site must launch in November
URA’s schedule shows an estimated land tender month, not a mandatory retail launch. Actual opening, closing, award and apartment marketing are different milestones. Investment calculations should not treat an indicative schedule as guaranteed timing or evidence of future appreciation.
A household caring for relatives in the east
The Upper Bukit Timah setting may work well for recreation and some work journeys, but daily caregiving travel could be long. Map the actual trips and compare current alternatives. Housing suitability should reflect the whole family’s time and responsibilities, not only a prestigious locality.
A neighbour worried construction begins immediately
A scheduled land tender does not establish construction dates or road closures. Follow actual developer and government works notices when issued. Keeping dates and locations precise is more useful than circulating assumptions that all public paths or neighbouring roads have already closed.
A buyer drawn to a small condo’s community atmosphere
The 415 estimate does not tell buyers how many buildings, facilities or units will be approved. Actual layout and management arrangements determine whether the community feels quiet or busy. Inspect the authorised plans and maintenance requirements before choosing a property on that expectation.
A reader seeing The Sen’s brochure in the wrong article
The Sen is associated with an earlier De Souza Avenue development. Its unit layouts and prices do not describe the new 2026 planned parcel. Verify the original government land record and developer identity before using any photo, price or possession claim as evidence.
A household that cannot afford a central private home
There is no need to assume this parcel will become affordable through HDB grants. Public and private housing use different financing systems. If the family’s budget is better matched to HDB or another resale location, choosing that route may preserve savings and improve daily stability.
Frequently asked questions
How many future homes are estimated at the 2026 De Souza site?
Approximately 415 private residential units.
What is the site area?
About 2.22 hectares.
What is the proposed gross plot ratio?
1.6.
What is the indicative gross floor area from those rounded figures?
Around 35,520 square metres; the detailed tender will control the definitive development parameters.
When is the land tender expected?
November 2026 under URA’s estimated 2H2026 schedule.
Has a winning developer been announced?
Not in the URA status list updated 4 November 2026.
Are the homes already available to buy?
No apartment retail launch follows from the estimated land-tender listing.
Is the new site the same as The Sen’s parcel?
No. The Sen is associated with an earlier De Souza Avenue land award.
When was the earlier parcel awarded?
7 August 2024.
How much was the earlier site awarded for?
S$278.9 million to SL Capital (8).
Is Hume MRT open?
Yes. It opened on 28 February 2025 on the Downtown Line.
Does the site guarantee walking access to the Rail Corridor?
Actual public paths and building access must be verified; public nature space is separate from private property rights.
Do all 415 homes qualify for HDB BTO grants?
No. This is private housing land, not a subsidised HDB sales exercise.
Is a precise 2028 completion date established?
No. The current land schedule does not establish residential key collection.
Can a homebuyer apply for the land tender?
The GLS tender is a developer process, not an individual apartment reservation.
Are specific bedroom sizes or prices published?
They require a later approved development and authorised retail sales materials.
Does a green location guarantee price appreciation?
No. Market conditions and the actual property determine outcomes.
What is the most useful next update?
URA’s formal tender launch and later award, followed by an authorised developer property project.
Where can current HDB buyers look?
HDB’s Flat Portal and the appropriate personal HFE process.
How should the family prepare now?
Set a budget and compare real housing choices while tracking the land site as a longer-term possibility.
Primary sources and further reading
For dates, land area and stage of release, check MND and URA. For existing transport, check LTA. An actual property purchase needs a later authorised project, not an estimated GLS schedule.
MND 3 June 2026 — 2H2026 GLS programme including 415-unit De Souza estimate
URA current Confirmed List — De Souza Avenue estimated Nov 2026 tender
URA land-sales procedure — Confirmed List versus Reserve List
URA 7 August 2024 — Separate De Souza Avenue site awarded to SL Capital (8)
LTA Hume MRT opening and station access, 28 February 2025
HDB — Actual current BTO and SBF opportunities