Bukit Timah Road · 99 Years · Expected TOP TBC
Facts last checked:
Primary source: URA tender award — Bukit Timah Road
Data status: Confirmed — stated in the cited official source or current published project record. Indicative — current project information that may change before launch or sale. Estimate — Sean See analysis or projection, not an official developer commitment.
Bukit Timah Road buyer analysis
Bukit Timah Road Condo is an upcoming 99-year private residential project beside the Newton MRT area in District 11. URA awarded the 5,899.2 sqm site to HH Investment Private Limited for S$566.292 million in November 2025. The site is estimated to yield about 340 homes. Official selling prices, floor plans, stack plans and the final launch programme have not yet been released.
Confirmed source: URA tender award — Bukit Timah Road.
HH Investment's winning bid was S$566.292 million, equivalent to about S$1,820 psf per plot ratio. The tender drew eight bids. The second-highest bid was S$504.38 million, so the winning offer was about 12.3% above the runner-up — a sizeable spread for a prime residential GLS tender.
Confirmed source: URA Bukit Timah Road tender results.
The land rate is not the developer's breakeven. Construction, professional and statutory costs, financing, marketing, contingencies and the relationship between gross floor area and saleable area must also be considered before any selling-price conclusion is drawn.
ERA's tender commentary said the land cost could support an eventual average launch price of at least S$3,500 psf. That is an external market estimate, not an official developer price. Buyers should wait for the actual price list and compare the exact unit quantum and layout before deciding whether the premium is justified.
Market-analysis reference: ERA Bukit Timah Road GLS commentary.
Until the official price list is released, a scenario range is more useful than presenting one exact figure as fact.
Data status: these are Sean See analytical scenarios, not developer-confirmed prices or guaranteed future values.
For completed or established Newton-area alternatives, buyers should compare Pullman Residences Newton, Kopar at Newton, 10 Evelyn and Sanctuary@Newton. They differ in tenure, age, scale and product positioning, so the correct comparison is the exact unit's total price, usable area, floor and condition rather than headline psf alone.
For a broader District 11 / prime-market reference, Watten House and other recent D11 transactions help show how much buyers have paid for newer premium homes, but they should not be treated as direct substitutes for a Newton MRT-adjacent 99-year project.
SRI Research using URA Realis data for 1H 2026 recorded median new-sale prices of about S$3,248 psf at Watten House and S$2,539 psf at Sanctuary@Newton. The same report showed the broader CCR non-landed price index rising by an estimated 2.6% in 1H 2026.
How to use this: these figures are market context, not a forecast for Bukit Timah Road. Tenure, exact micro-location, launch timing, unit size and buyer profile can create large price differences even within the same district.
Market-data reference: SRI Research, URA Realis, 1H 2026.
The site is beside the Newton MRT interchange, giving access to both the North-South Line and Downtown Line. This is one of the clearest project strengths because it combines direct city connectivity with a prime residential location near Orchard and the wider Newton/Novena area.
Buyers should still check the eventual pedestrian route, project entrance and road-crossing arrangement once the approved site plan is published rather than assuming every stack has identical access convenience.
Transport reference: LTA rail network map.
Current industry location studies place the site within the Newton school cluster and identify Anglo-Chinese School (Junior) and St Joseph's Institution Junior as nearby primary-school options. ACS (Junior) currently operates at 16 Winstedt Road, with Newton as its nearest MRT station.
School-distance eligibility should always be checked using the final residential block address and the prevailing MOE/OneMap rules at the time of Primary 1 registration. Buyers should not rely on a marketing map alone, especially where school locations or registration rules may change.
For daily use, Newton Food Centre and the Orchard shopping belt are nearby, while the broader Newton/Novena area provides medical, retail and dining options.
School/location references: ACS (Junior) official location · Realion/OrangeTee site commentary.
It may suit buyers who prioritise prime central location, MRT interchange access, newer specifications and a relatively compact project, provided the eventual total price fits their budget.
Compare alternatives first if your priority is a lower entry price, freehold tenure, immediate occupation or proven completed-home value. Pullman Residences Newton, Kopar at Newton, 10 Evelyn and other D11 resale options should be placed beside the eventual Bukit Timah Road price list.
Floor-plan / stack analysis: TBC until official plans are released. No facing, stack or layout conclusion should be treated as confirmed before the developer publishes the approved material.
Use this project page to review Bukit Timah Road Condo price, floor plan, launch date, showflat, location, developer information and key buyer checks. Project details, availability and sales information can change, so verify the latest documents before making a purchase decision.
Current pricing should be checked against the latest available sales information before shortlisting a unit. Compare the exact unit's total price, price per square foot, floor, facing, usable internal area and availability rather than relying only on a headline starting price.
Review the exact floor plan for every shortlisted unit. Check entrance privacy, kitchen and service areas, balcony proportion, storage, bedroom furniture clearance, bathroom access, structural elements and circulation. Use the Singapore condo floor-plan guide to compare layouts consistently.
Understand the neighbourhood first, then judge the exact project entrance, transport routes, surrounding land use and the unit you are considering.
Bukit Timah Road Condo is recorded at Bukit Timah Road in D11 - Newton / Novena. Compare the actual entrance, everyday transport, road exposure, nearby amenities, surrounding development and the exact unit rather than relying only on the district label.
Go deeper into transport, amenities, housing choices and buyer checks for the wider neighbourhood.
Read District 11 Bukit Timah and Newton property guideThe current project record describes 340 units, 99 Years tenure, and a property type recorded as Residential Highrise. Expected TOP is TBC. Review the current site plan, block and stack positions, arrival routes, lifts, parking, shared facilities, maintenance estimates and construction or handover programme before deciding.
Bukit Timah Road Condo may suit buyers whose verified budget, timing, location needs and preferred layout match an available home. Compare the exact unit's total cost, position, tenure and practical daily use with nearby new-launch and resale alternatives rather than choosing from the project name or marketing story alone.
Use the same framework across every project so your comparison is based on budget, layout and total cost rather than marketing alone.
Estimate mortgage, cash, CPF and stamp-duty requirements before selecting a unit.
Calculate your affordabilityWork through the practical checks that should be completed before committing to a new-launch purchase.
Open the buyer checklistCompare layout efficiency, circulation, storage, balcony allocation and furniture clearance.
Read the floor-plan guideCompare completion timing, condition, renovation, facilities and total acquisition cost.
Compare new launch and resaleCommon buyer questions based on the current project information shown on this page.
Bukit Timah Road Condo is recorded at Bukit Timah Road in D11 - Newton / Novena. Verify the actual entrance and regular routes before relying on a location label.
The page records 99 Years tenure and 340 units. Confirm the applicable title, lease commencement and current project documents.
Current pricing should be checked against the latest available sales information before shortlisting a unit. Request the latest available sales information and exact unit schedule before comparing costs.
Use the exact current floor plan for each shortlisted home and verify its area, dimensions, orientation, structural elements and qualifications before comparing layouts.
The page records expected TOP as TBC. Verify the latest construction, completion and handover information.
Verify current price and availability, exact floor plan, stack position, tenure, construction or completion status, financing and total acquisition cost.
It may suit buyers whose verified budget, timing, daily-location needs and preferred layout match the exact available home.
This section brings together the latest project status, land and pricing context, nearby comparisons, Sean’s review, buyer suitability and investment considerations. Figures described as estimated or indicative should be rechecked when official developer material is released.
As at 15 September 2026, the Bukit Timah Road GLS site has been awarded to HH Investment Private Limited. The 99-year parcel is expected to yield about 340 homes near Newton MRT. The formal project name, unit mix, floor plans and launch pricing are still pending.
The winning tender was S$566.292 million, about S$1,820 psf ppr. This high land rate reflects the Newton location and scarcity, but it also raises the buyer’s entry-price hurdle. Developer cost should never be treated as a guarantee of future appreciation.
The most useful pricing context is the premium over nearby freehold resale and competing Newton or Novena launches. Before a formal price list appears, buyers should avoid using a single speculative breakeven figure and instead set a maximum total quantum based on realistic alternatives.
Any pre-launch price estimate should be treated as indicative only. Official prices, sizes and availability must be checked against the developer’s current sales documents.
Compare the project with The Serra Residences for a new freehold Novena reference and Dunearn House for another prime Bukit Timah-area launch. Older freehold Newton condos should also be included in the decision set.
Sean’s early view: this is a strong address with genuine MRT and central-location scarcity, but the S$1,820 psf ppr land basis means price discipline is essential. I would focus on unit efficiency and total quantum rather than buying the Newton label alone.
Best for households that value central rail connectivity and plan to hold long enough to benefit from the location every day. Check bedroom dimensions, storage, privacy, road exposure and whether the price premium over freehold resale is acceptable.
Investment returns are highly sensitive to entry price because the absolute quantum will be high. Focus on the most liquid unit sizes and avoid paying a large premium that requires very optimistic future psf growth.
It may suit long-hold city buyers, professionals wanting Newton connectivity and families comfortable with a prime-market budget. Buyers who prioritise maximum space or freehold tenure should compare resale alternatives carefully.
HH Investment won the site for about S$566.292 million, equivalent to roughly S$1,820 psf ppr.
It indicates a high developer cost base and helps frame the eventual launch premium, but it does not guarantee any future selling price.
Compare total quantum and usable space with new Novena launches and established freehold Newton or Bukit Timah resale homes.
Published research for this project is collected here. Scheduled guides appear automatically once they are live, so every link below leads to a published page.