Formerly the Dorset Road GLS site, Farrer Park, District 8
Dorset Gardens is a new 99-year leasehold condo on the former Dorset Road GLS site in Farrer Park, District 8, Singapore. UOL Group, Singapore Land Group and Kheng Leong plan 425 homes in two 28-storey towers. Farrer Park MRT (NE8) is about 340 m away. The preview is planned for the first quarter of 2027.
Artistic impression. For illustration only.
Four terms used on this page
Name
The project on the Dorset Road GLS site now has its official name. Preliminary details list 425 homes in two towers of 28 storeys. The preview is planned for the first quarter of 2027.
See the launch timelineTeam
P&T Consultants is designing the project and United Tec Construction is building it. Completion (TOP) is estimated for the second quarter of 2030.
About the developersLand
URA sold the site for $524.3 million, or $1,338 psf ppr. The top two bids were within 1.0% of each other, showing how keenly the site was contested.
Read the tender resultThe Dorset Gardens preview is planned for the first quarter of 2027. That date is based on the developer's preliminary information. Registered buyers will be the first to receive the preview date, booking day and price list once released. TOP is estimated for the second quarter of 2030.
Tell us when you would like to view. We confirm your slot once the developer releases preview dates.
24 Jun 2025Done
The Dorset Road site goes on sale by public tender under the 1H 2025 Government Land Sales Programme. URA expects about 425 homes.
9 Oct 2025Done
The top bid of $524.3 million ($1,338 psf ppr) comes from UOL, SingLand and Kheng Leong. The next bid was 1.0% lower.
16 Oct 2025Done
URA awards the 99-year lease to United Venture Development (2022) Pte. Ltd.
Aug 2026Reported
EdgeProp reports UOL's launch plans under the name Dorset Gardens, with a launch in the first half of 2027.
Oct 2026Announced
425 homes in two towers of 28 storeys. P&T Consultants is the architect and United Tec Construction the builder.
1Q 2027Planned
The showflat opens by appointment. The price list, floor plans and site plan should come out around this time.
To be announcedPlanned
Buyers pick units in turn. You pay a 5% booking fee and get the Option to Purchase, the contract that holds your unit.
2Q 2030Preliminary
The developer's preliminary estimate for completion. About 94 years of the lease would be left.
Sources: URA, 24 June 2025; URA tender award, 16 October 2025; EdgeProp Singapore (August 2026); developer's preliminary information (October 2026). Planned dates can still change.
The Dorset Gardens unit mix, sizes, floor plans and site plan are expected at the preview in early 2027. What we know now: 425 homes in two towers of 28 storeys, on land that allows about 922 sq ft of floor space per home.
Dorset Gardens follows URA's new floor-area rules, which apply to land sold from September 2022. This floor space does not count empty voids or air-con ledges set aside as common property.
Sources: URA tender award (36,397 sqm of gross floor area); developer's preliminary information (number of homes). 922 sq ft is our calculation. Plot ratio: 3.5 (floor space allowed is 3.5 times the land area).
Three primary schools sit within about 1 km. Farrer Park Primary School is about 350 m away, roughly a 5-minute walk.
HDB owners in Farrer Park, Whampoa and Boon Keng can upgrade while keeping the same schools, markets and MRT line. Get an in-principle loan approval early, as flat sale proceeds alone may not cover a family-sized unit.
Farrer Park Hospital is about 280 m away and KK Women's and Children's Hospital is nearby. Dhoby Ghaut is 2 MRT stops away. All three bring in renters.
Want the floor plans the day they are released?
Dorset Road GLS tender result, October 2025
UOL Group, Singapore Land Group and Kheng Leong won the Dorset Road GLS site for $524.3 million. That is $1,338 psf ppr, the land price for each square foot of floor space they may build. Nine developers bid. URA awarded the 111,934 sq ft site on 16 October 2025.
| Bidder | Bid |
|---|---|
| UOL Group, Singapore Land Group, Kheng Leong | $524.30m |
| Group including ABR Holdings and Wee Hur Holdings | $518.88m |
| Hoi Hup Realty | $515.18m |
How we worked out the land price: $524,300,800 divided by 391,774 sq ft (36,397 sqm) of floor space. URA gives the same bid as $14,405.06 per sqm. Sources: URA tender award; CBRE, October 2025.
Below the top of the suburban range. Dorset Road cost less per square foot than Bayshore Road and Chuan Grove Parcel 1, the two highest-priced suburban (OCR) sites sold in 2025. It cost slightly more than Chuan Grove Parcel 2 and Bedok Rise, and more than Upper Thomson Road Parcel A. Compared with other city-fringe sites sold since 2025, Dorset Road's land price is at the lower end.
| Site (project) | Region, year sold | psf ppr |
|---|---|---|
| Dover Drive | RCR, 2026 | $1,556 |
| Tanjong Rhu Road | RCR, 2026 | $1,455 |
| Kallang Close | RCR, 2026 | $1,415 |
| Dunearn Road | CCR, 2025 | $1,410 |
| Bayshore Road (Vela Bay) | OCR, 2025 | $1,388 |
| Chuan Grove Parcel 1 | OCR, 2025 | $1,376 |
| Dorset Road (Dorset Gardens) | RCR, 2025 | $1,338 |
| Chuan Grove Parcel 2 | OCR, 2025 | $1,331 |
| Bedok Rise | OCR, 2025 | $1,330 |
| Telok Blangah Road | RCR, 2025 | $1,326 |
| Northumberland Road (Piccadilly Grand) | RCR, 2021 | $1,129 |
| Upper Thomson Road Parcel A | OCR, 2025 | $1,062 |
Sources: URA tender results, as compiled by EdgeProp Singapore, CBRE and our land-sale register. CCR is the prime core, RCR the city fringe and OCR the suburbs. Land prices are winning bids, before building and other costs.
Land is usually a developer's largest single cost. The price is fixed two to three years before the showflat opens. So it sets a base under the launch price, while building costs, interest and marketing are added on top.
The Dorset Road land cost 19% more than the $1,129 psf ppr paid in 2021 for the nearby Piccadilly Grand site. With land costing more, Dorset Gardens is likely to be priced above Piccadilly Grand's 2022 launch prices.
Dorset Gardens is a new 99-year leasehold condo on the former Dorset Road GLS site in Farrer Park, District 8, Singapore. UOL Group, Singapore Land Group and Kheng Leong plan 425 homes in two 28-storey towers. Farrer Park MRT (NE8) is about 340 m away. The preview is planned for the first quarter of 2027.
Before the name came out, people searched for the project as the Dorset Road GLS, the Dorset Road condo or Dorset Road Residences. They all mean the same plot, which URA sold on a 99-year lease in October 2025.
New private homes are rare here. The last government site of this size in Farrer Park was Northumberland Road, sold in 2021. It became Piccadilly Grand. Dorset Road itself runs along Farrer Park Field.
| Project name | Dorset Gardens |
|---|---|
| Also known as | Dorset Road GLS, Dorset Road condo, Dorset Road Residences |
| Developer | United Venture Development (2022) Pte. Ltd. (UOL Group, Singapore Land Group, Kheng Leong) |
| Location | Dorset Road, Farrer Park, District 8 (Rest of Central Region) |
| Tenure | 99-year leasehold |
| Homes | 425 (preliminary information) |
| Towers | 2 blocks of 28 storeys (preliminary information) |
| Land area | 111,934 sq ft (10,399 sqm) |
| Architect | P&T Consultants |
| Builder | United Tec Construction |
| Preview | 1Q 2027 (planned) |
| Completion (TOP) | 2Q 2030 (preliminary estimate) |
Sources: URA; developer's preliminary information, October 2026.
These artistic impressions show the kind of facilities planned at Dorset Gardens: a pool deck, a clubhouse lounge and a gym. The official renders and full facilities list come with the sales brochure at the preview in early 2027.
Artistic impressions. For illustration only. Final designs follow the approved plans.
Farrer Park MRT (NE8) is about 340 m from Dorset Gardens in a straight line, around a 5-minute walk. From there, Little India is 1 stop for the Downtown Line. Dhoby Ghaut is 2 stops for the North-South and Circle lines. All three lines run today, so nothing depends on a line still being built.
| Destination | How | Trip |
|---|---|---|
| Farrer Park NE8 | Walk | About 340 m |
| Little India NE7DT12 | North East Line; change here for the Downtown Line and Bugis | 1 stop |
| Dhoby Ghaut NE6NS24CC1 | Orchard Road end; change here for the North-South and Circle lines | 2 stops |
| Serangoon NE12CC13 | North East Line, for NEX mall | 4 stops |
| Outram Park NE3EW16TE17 | North East Line, for the west side of the CBD | 5 stops |
| HarbourFront NE1CC29 | North East Line, for VivoCity and Sentosa | 7 stops |
| Jalan Besar DT22 | Walk, for a second Downtown Line station | About 1.1 km |
| CTE and PIE | Drive, via Serangoon Road or Balestier Road | Nearby |
Stop counts from the LTA rail map. Distances are straight lines from the approximate centre of the site to the middle of each station's exits (LTA exits data). Walking times are estimates. We will recheck them against the official address.
Three primary schools are within about 1 km of Dorset Gardens: Farrer Park Primary, St. Joseph's Institution Junior and Hong Wen School. St. Margaret's (Primary), ACS (Junior) and Bendemeer Primary are within 2 km. Pek Kio Market and Food Centre, City Square Mall and Mustafa Centre are all within 600 m.
Being close does not guarantee a place. In the 2025 Primary 1 exercise, Hong Wen School held a ballot even among citizens living within 1 km: 137 applied for 62 places. Farrer Park Primary had places for everyone who applied.
All distances are straight-line estimates. MOE uses its own measure from the official address, which is not out yet. Check MOE SchoolFinder before you rely on a distance.
The government is turning the 10-hectare Farrer Park site, which borders Dorset Road, into about 1,600 HDB flats with a new sports centre and open green space (HDB, URA and SportSG, April 2022).
The Dorset Gardens price list comes out closer to the preview in early 2027. Until then, published estimates run from about $2,650 to $3,210 psf. At that range, a 700 sq ft home would cost about $1.85m to $2.25m, and a 1,100 sq ft home about $2.92m to $3.53m.
Estimates, not a price list
$2,650 to $3,210 psf
Analysts: $2,650 to $2,800 psf. ERA Research gave $2,650 to $2,750 and CBRE $2,700 to $2,800, both in October 2025.
Cost-based: $2,840 to $3,210 psf. This is our own estimate. It adds the developer's likely costs to the land price, then a 15% to 30% margin.
| Example size | Analysts | Cost-based |
|---|---|---|
| 500 sq ft | $1.32m to $1.40m | $1.42m to $1.60m |
| 700 sq ft | $1.85m to $1.96m | $1.99m to $2.25m |
| 900 sq ft | $2.38m to $2.52m | $2.56m to $2.89m |
| 1,100 sq ft | $2.92m to $3.08m | $3.12m to $3.53m |
| 1,400 sq ft | $3.71m to $3.92m | $3.98m to $4.49m |
Our sums: size × psf at each end of each range. These sizes are examples only. Dorset Gardens has not released its unit sizes. Real prices depend on the unit type, floor, facing and stack.
| Land | $524.2m |
|---|---|
| Construction | $213.9m |
| Land financing | $82.6m |
| Professional fees, legal and taxes | $90.7m |
| Marketing and other costs | $54.7m |
| Total | $966.1m |
$966.1m divided by 391,774 sq ft of floor space gives a break-even cost of about $2,466 psf. Adding a 15% to 30% margin gives $2,840 to $3,210 psf. All lines except land are our estimates, not the developer's accounts.
Every nearby project trades below the Dorset Gardens estimates. That is normal for a new launch, which comes with a fresh 99-year lease. Piccadilly Grand, the newest project nearby, changed hands at a median of $2,463 psf over the past 24 months.
| Project | Basis | Price (psf) |
|---|---|---|
| Dorset Gardens (TOP 2030) | Published estimates | $2,650 to $3,210 |
| Piccadilly Grand (TOP 2025) | Median, past 24 months | $2,463 |
| Piccadilly Grand | Launch average, May 2022 | $2,150 |
| Sturdee Residences (TOP 2019) | Median, past 24 months | $2,128 |
| City Square Residences (TOP 2009, freehold) | Median, past 24 months | $2,096 |
| Uptown @ Farrer (TOP 2021) | Median, past 24 months | $1,994 |
Sources: URA caveat data, 24 months to September 2026; CDL (Piccadilly Grand launch, 8 May 2022). These projects were designed before URA changed how floor area is counted in June 2023. On today's basis, their psf would read about 5% to 8% higher, or about $2,120 to $2,620.
Dorset Gardens is strongest as a home to live in. It has three primary schools within 1 km, an MRT station about 340 m away and three working rail lines within two stops. As an investment, the land price and the area's resale record help. Its weak points are a launch price above every nearby project and a modest rental return.
The land price is moderate. At $1,338 psf ppr, it is below Bayshore Road ($1,388) and Chuan Grove Parcel 1 ($1,376), two suburban sites sold in 2025.
Few new homes come up here. Before Dorset Road, the last government site of this size in Farrer Park was sold in 2021.
Nearby homes have held value. Piccadilly Grand launched at $2,150 psf in 2022. Its median over the past 24 months is $2,463 psf, about 15% higher, or roughly 3.5% a year.
Most District 8 sellers made money. Of 2,394 condo resales in the district since 1995 that we could match to their purchase, 98.4% sold above cost.
The area is improving. The rebuilt Farrer Park Field next to Dorset Road adds a sports centre, green space and new homes.
It will launch above its neighbours. Even after adjusting for the June 2023 change in how floor area is counted, nearby projects sit at about $2,120 to $2,620 psf. All published estimates for Dorset Gardens are higher.
Rent will not carry it. District 8 condos earn a median 4.3% a year in rent on their price, but most were bought far cheaper. At a $2,650 to $3,210 psf entry price, expect closer to 2% before costs.
The new flats next door will not add buyers soon. Farrer Park Fields is a Prime Location Public Housing project. Owners must live there 10 years and can never rent out the whole flat.
More land may come up. A site of about 145 homes at Kitchener Link, under 1 km away, is on URA's 2026 Reserve List. It is sold only if a developer asks for it.
Not every project here did well. Only 73% of Cityscape@Farrer Park resales made money. Stack, facing and entry price still matter.
Our sums: $2,463 ÷ $2,150 = 1.15, about 3.5% a year over four years. Sources: URA tender results and caveat data (matched purchase and sale pairs, March 1995 to August 2026); URA 1H2026 GLS Programme; HDB; CDL. Investors who already own a home pay Additional Buyer's Stamp Duty; check current rates on IRAS. This is general information, not financial advice.
Dorset Gardens is developed by United Venture Development (2022) Pte. Ltd., the company URA awarded the land to. It is a joint venture of UOL Group, Singapore Land Group and Kheng Leong in a 60:20:20 split. The same three partners, in the same split, built AMO Residence, which sold 98% of its 372 homes on launch day in July 2022.
P&T Consultants is the architect and United Tec Construction the builder. The developer lists the site on its own website: UOL's Dorset Road project page.
Developer snapshot
| Project | Homes | Launched | Launch sales |
|---|---|---|---|
| AMO Residence, Ang Mo Kio | 372 | Jul 2022 | 98% sold on launch day |
| The Watergardens at Canberra | 448 | Aug 2021 | 60% sold on launch weekend; sold out by Mar 2023 |
| Skye at Holland | 666 | Oct 2025 | 99% sold on launch day |
| Pinetree Hill | 520 | Jul 2023 | 29% sold on launch weekend; over 99% sold since |
| Thomson Reserve | 1,268 | Planned 4Q 2026 | Not yet launched |
Sources: UOL Group (UOL Channel, October 2022, AMO Residence; uolhomes.com.sg, Skye at Holland); EdgeProp Singapore (The Watergardens at Canberra, Pinetree Hill, Thomson Reserve and the Top Developer awards). Past sales do not predict how Dorset Gardens will sell.
Register once and receive each release as it comes out:
Short answers to what buyers ask most about Dorset Gardens and the Dorset Road GLS site.
Dorset Gardens is a new 99-year leasehold condo on Dorset Road in Farrer Park, District 8, Singapore. It is being built on land the government sold by tender in October 2025. The developer's preliminary plans show 425 homes in two towers of 28 storeys.
Yes. Dorset Gardens is the official name of the condo on the Dorset Road GLS site. Before the name came out, buyers searched for it as the Dorset Road GLS, the Dorset Road condo and Dorset Road Residences. All of these mean the same 111,934 sq ft plot.
The Dorset Gardens preview is planned for the first quarter of 2027. That date is based on the developer's preliminary information. Registered buyers will be the first to receive the preview date, booking day and price list once released.
Dorset Gardens is on Dorset Road in Farrer Park, District 8. The area is part of the Rest of Central Region (RCR), the city fringe between the core city and the suburbs. Farrer Park MRT, City Square Mall and Farrer Park Field are all close by.
Dorset Gardens is developed by United Venture Development (2022) Pte. Ltd., the company that won the land tender. It is owned by UOL Group, Singapore Land Group and Kheng Leong, which EdgeProp reports as a 60:20:20 split. The same three partners, in the same split, built AMO Residence and The Watergardens at Canberra.
Dorset Gardens will have 425 homes in two towers of 28 storeys, based on the developer's preliminary information. Earlier news reports said about 428 homes and 27 storeys. The final count is fixed when the plans are approved.
The Dorset Gardens unit mix, sizes, floor plans and site plan are expected at the preview in early 2027. The site allows 391,774 sq ft of floor space for 425 homes. That is about 922 sq ft each, including corridors and walls, so real unit sizes will average less.
The Dorset Gardens developers paid $524.3 million for the land. That is $1,338 for each square foot of floor space they may build, written as psf ppr. Nine developers bid. The tender closed on 9 October 2025, and URA awarded the site on 16 October 2025.
No Dorset Gardens price list is out yet. Published estimates run from about $2,650 to $3,210 psf. Analysts at ERA and CBRE estimated $2,650 to $2,800 psf, and our cost-based estimate is $2,840 to $3,210 psf. At those figures, a 900 sq ft home would cost about $2.38m to $2.89m.
Farrer Park MRT (NE8) on the North East Line is the closest station to Dorset Gardens. It is about 340 m away in a straight line, around a 5-minute walk. Little India, where the Downtown Line meets, is 1 stop on. Dhoby Ghaut, for the North-South and Circle lines, is 2 stops.
Three primary schools are within about 1 km of Dorset Gardens: Farrer Park Primary (about 0.35 km), St. Joseph's Institution Junior (about 0.88 km) and Hong Wen School (about 0.92 km). These are straight-line estimates. Check MOE SchoolFinder once the official address is out.
Dorset Gardens is expected to get its Temporary Occupation Permit (TOP), the point when owners can move in, in the second quarter of 2030. This comes from the developer's preliminary information. About 94 years of the 99-year lease would be left by then.
Dorset Gardens is 99-year leasehold. The government sold the Dorset Road land on a 99-year lease, as it does for its residential land sales.
Dorset Gardens is in the Rest of Central Region (RCR), the city fringe. UOL called it the only 2025 land-sale site on the edge of the Core Central Region (CCR), the prime districts around Orchard and the city centre.
The Dorset Gardens showflat address has not been announced. Showflats usually open at the preview, planned here for early 2027. Viewings are expected to be by appointment, and people who register get the address first.
Piccadilly Grand has 407 homes and is linked directly to Farrer Park MRT. It launched in May 2022 at an average of $2,150 psf. In the past 24 months its homes changed hands at a median of $2,463 psf. Dorset Gardens is a similar size, finishes about five years later, and is expected to launch higher, at $2,650 to $3,210 psf.
Dorset Gardens has clear strengths: land bought at $1,338 psf ppr, an MRT station about 340 m away and three primary schools within 1 km. The risks are price and rent. It is expected to launch above every nearby project, and rent at that price may return close to 2% a year before costs.
Be first to receive the Dorset Gardens e-brochure, price list, floor plans and site plan, and a preview appointment when the developer releases dates in 1Q 2027.
