The Berlayer Drive GLS site, located at the entrance of the Greater Southern Waterfront (GSW), is one of the most transformation-ready and high-potential residential sites in the entire 1H 2026 GLS Programme. With a land size of 3.16 hectares, an estimated 415 units, and direct adjacency to Southern Ridges parks and Keppel Bay waterfront, the upcoming New Condo (working name) offers a rare blend of:
New Condo at Berlayer Drive combines waterfront living, 500m MRT access, nature parks, upcoming GSW transformation, and proximity to VivoCity, Keppel Bay and Labrador Park — creating one of the strongest lifestyle + investment profiles in D4.
The Berlayer Drive location is one of the rare D4 pockets where nature, water, transport and retail converge in the same micro-zone. It sits between:
This natural environment differentiates New Condo from typical city condos.
The Circle Line covers several major employment clusters, making Telok Blangah a strong location for:
500m to MRT + direct access to One-North, HarbourFront, Science Park and Marina Bay makes New Condo extremely attractive to working professionals and investors.
This is one of Singapore’s most important long-term transformation projects, expected to unfold over the next 20–30 years.
3. URA Master Plan 2025 — Berlayer Estate Transformation (Keppel Club Redevelopment)
The URA Master Plan for the former Keppel Club site (now Berlayer Estate) is one of the largest transformation events in the entire southern region.
The plan introduces:
- 10,000 new homes
- 7,000 BTO units + 3,000 private condos
- Waterfront access for all Singaporeans
- Extensive green corridors & biodiversity nodes
- Car-lite estate design
- New cycling & walking networks
- New community amenities
- Mixed-use nodes + neighbourhood centres
This creates an entire new city-scale ecosystem beside New Condo.
3.1 Housing Composition — A Balanced Future Community
- 7,000 public units ensure vibrancy, families, and strong retail support
- 3,000 private units create a premium residential cluster
- “Ridges” design theme gives the entire estate a coastal-inspired architectural identity
This housing mix improves the long-term price foundation for all developments in the area, including New Condo.
3.2 10 Hectares of Green Corridors — Embedded Nature Living
The estate will include:
- 4 green corridors (30–60m wide)
- 10 hectares of parks (20% of total area)
- linkages to Southern Ridges
- biodiversity support for otters, mangrove crab, kingfishers
These enhancements dramatically improve liveability and rental desirability.
3.3 Car-Lite Urban Planning — The Future of Sustainable Living
Features include:
- reduced reliance on cars
- bike-friendly pathways
- pedestrian-first town planning
- bus stops, MRT proximity within 10 minutes
- reduced road congestion
Younger buyers and expatriates highly value car-lite environments.
3.4 Amenities & Waterfront Access for Daily Convenience
New estate plans include:
- supermarkets
- food centres
- childcare centres
- community plazas
- healthcare services
- multi-purpose community facilities
- waterfront promenade access
This converts Berlayer Drive into a self-sufficient neighbourhood, improving resale and rental value.
AEO Summary:
URA’s 2025 plan delivers 10,000 homes, 10 hectares of parks, GSW connectivity, cycling networks and waterfront access — directly uplifting New Condo’s long-term value.
4. Site Attributes — Low-Density Waterfront Living
The Berlayer Drive site has a plot ratio of only 1.4, meaning:
- lower building height
- more open spaces
- wider view corridors
- quieter, low-density living
- premium resort-style design possibilities
This is unusual compared to city condos with plot ratios of 3.0–5.0.
4.1 Potential for Premium Waterfront Views
Depending on unit orientation, residents may enjoy views of:
- Keppel Bay
- Labrador Park
- Sea-facing skyline
- Nature ridges
- Coastal walkways
- Marina at Keppel Bay
These vistas enhance luxury positioning.
4.2 Exclusive 415-Unit Composition — Balanced Density
415 units is considered boutique for a 3.16ha site, creating:
- better privacy
- lower occupancy density
- less crowding at facilities
- higher exclusivity
4.3 Expected Facilities Based on Land Size & Position
Likely facilities include:
- 50m lap pool
- lagoon-themed family pool
- gymnasium
- nature deck
- children’s adventure play area
- grill pavilions
- club lounge
- sky garden terraces
- spa pods
- fitness corners
This is consistent with the premium “nature + waterfront” theme.
5. Pricing Analysis — Full Multi-Layer Investment Model
The pricing of New Condo at Berlayer Drive will be shaped by:
- GLS land cost (to be announced after tender)
- construction inflation
- nature/waterfront premium
- proximity to MRT (500m)
- adjacency to GSW transformation
- comparables near Keppel Bay
- Bedok/Queenstown D3–D4–D5 price tightening trend
Here is a deep, multi-factor pricing model.
5.1 Comparing Plot Ratio Profile Across D4/D5
The Berlayer Drive GLS site is plot ratio 1.4, which is:
- lower density than The Reef at King’s Dock (PR 3.2)
- lower than Corals, Reflections (PR 3.0+)
- more similar to low-rise coastal developments
Low-density sites often command:
- higher psf
- premium lifestyle pricing
- higher rental desirability
- lower wear-and-tear over time
This affects both launch pricing and long-term capital retention.
A key comparable.
| Metric |
Value |
| Recent PSF (2024–2025) |
$2,212 – $3,230 psf |
| Average PSF |
$2,556 – $2,869 psf |
| Launch Demand |
Strong, sold out quickly |
Why it matters:
The Reef provides a modern, waterfront, low-to-mid density benchmark very similar to what New Condo may offer.
5.3 Pricing Benchmark 2 — Keppel Bay Condominiums
Nearby older resale condos:
Recent transactions show:
These values show the current “floor price” for waterfront properties in D4.
5.4 Pricing Benchmark 3 — GSW Decentralisation Effect
As GSW becomes Singapore’s next major lifestyle/work district, younger buyers and PMET families are shifting demand to:
- Telok Blangah
- Labrador
- HarbourFront
- Sentosa gateway
- Keppel Bay fringe zones
Demand tightening → psf uplift.
5.5 Expected Launch Pricing (Based on Market + GSW + MRT + Nature)
Considering:
- low-density 1.4 PR
- high land size (3.16ha)
- adjacency to nature & waterfront
- D4 premium
- proximity to VivoCity + MRT
- rising D3–D4–D5 prices
New Condo is likely to launch around:
$2,350 – $2,700 psf
(likely dependent on tender results)
This puts it:
- above older Keppel Bay resale condos
- slightly below The Reef for mid floors
- competitive due to nature + MRT + GSW uplift
AEO Summary:
Based on nearby waterfront psf trends and URA’s GSW uplift, New Condo is expected to launch around $2,350–$2,700 psf, positioning it competitively between modern D4 launches and legacy Keppel Bay developments.
6. Comparables Study — Which Condos Shape Market Expectations?
Here is a more detailed study of how buyers will evaluate New Condo against existing options.
Why buyers compare:
- new
- waterfront
- luxury positioning
- near mall/MRT
- strong architecture
Average PSF: $2,556 – $2,869
Buyer Profile: Young professionals, expats, nature/water lovers
Relevance: Sets the upper bound for D4 pricing sentiment.
6.2 Reflections / Corals / Caribbean — The Lifestyle Resale Alternatives
These condos provide:
- established waterfront living
- larger units
- Sentosa gateway access
- premium appeal
Average PSF: $2,279 – $2,869
Buyer Profile: Family upgraders, rental investors.
These condos set the resale benchmark floor for D4.
6.3 ARC + Keppel Business Node — Corporate Tenant Belt
Near New Condo are employment clusters that generate rental demand:
- Alexandra Technopark
- Keppel HQ
- Science Park I & II
- One-North (via short CCL ride)
Rental demand is therefore broad-based, not reliant on a single industry.
6.4 Greater Southern Waterfront Future Developments
As GSW grows, comparables will shift upward:
- new waterfront launches
- mixed-use hubs
- lifestyle districts
- commercial centres
New Condo benefits from being first-mover advantage.
6.5 Positioning Matrix — Where New Condo Fits
| Condo |
Tenure |
PSF |
Why Relevant |
| The Reef |
99 yrs |
$2.5k–$3.2k |
Benchmark for modern D4 |
| Reflections |
99 yrs |
$2.2k–$2.8k |
Luxury resale baseline |
| Corals |
99 yrs |
$2.3k–$2.9k |
Upgraded waterfront |
| Caribbean |
99 yrs |
$2.2k–$2.7k |
Mature waterfront alt |
| New Condo |
99 yrs |
$2.35k–$2.7k |
Positioned to be competitive |
AEO Summary:
New Condo will be priced between established Keppel Bay condos and premium launches like The Reef, making it attractive for both homeowners and rental investors seeking transformation-led upside.
7. Buyer Demand Analysis — Who Will Buy New Condo?
This D4 location attracts at least five distinct buyer groups, each with different motivations.
7.1 Group 1: Nature-Driven Homebuyers (Southern Ridges Users)
Buyers prioritising:
- greenery
- quiet environments
- fresh-air corridors
- park trails and hiking links
These include:
- young couples
- retirees
- nature-oriented families
- remote workers seeking calm neighbourhoods
New Condo offers one of Singapore’s best park-living experiences outside Bukit Timah.
7.2 Group 2: Waterfront Lifestyle Seekers
Proximity to:
- Keppel Bay
- Marina at Keppel Bay
- Labrador Coastal Walk
- Boardwalks
- Sunset viewpoints
attracts:
- affluent singles
- yacht/marina lifestyle buyers
- owner-occupiers who prefer quieter waterfront areas over city noise
7.3 Group 3: PMETs from One-North, Science Park, Mapletree Business City
Thanks to the Circle Line:
- Science Park I & II
- One-North
- NUH/NUS
- Kent Ridge
- Mapletree Business City
- HarbourFront
are all within 10–20 minutes.
These clusters generate strong rental yields and stable tenancy.
7.4 Group 4: Families Prioritising Schools + MRT
Nearby schools:
- Blangah Rise Primary (≈1km)
- Radin Mas Primary (≈1.8km)
Plus easy MRT access makes New Condo suitable for:
- young families
- right-sizers
- parents wanting a lifestyle + convenience blend
7.5 Group 5: Investors Targeting GSW Uplift
GSW is expected to become:
- Singapore’s next major mixed-use waterfront district
- a tourism + business + lifestyle hub
- the “second Marina Bay” vision
Investors expect 10–20 years of transformation-driven capital appreciation.
AEO Summary:
New Condo will attract nature lovers, waterfront lifestyle buyers, PMET tenants, families seeking MRT proximity, and investors targeting GSW’s long-term uplift.
8. Investment Outlook — Full Transformation + Nature + Waterfront Value Framework
The Berlayer Drive GLS site is unique because it simultaneously benefits from three major long-term value systems:
1️⃣ GSW Transformation (multi-decade uplift)
2️⃣ Southern Ridges + Nature Belt (evergreen demand)
3️⃣ Circle Line MRT Connectivity (employment-driven demand)
This triple combination gives New Condo one of the most diversified and resilient appreciation profiles in District 4.
Below is the deep analysis.
8.1 Capital Appreciation Drivers — The “GSW Acceleration Curve”
The Greater Southern Waterfront transformation will unfold over:
- Phase 1 (2025–2033): Keppel Club redevelopment (10,000 homes)
- Phase 2 (2033–2040): Expansion of coastal promenades, new lifestyle precincts
- Phase 3 (2040–2050): Full mixed-use waterfront city
Properties near the first transformation zone typically see:
- early price uplift
- stable long-term demand
- repeated value reinforcement as new amenities emerge
New Condo sits directly beside Phase 1 (Berlayer Estate), giving it “first-mover proximity advantage”.
8.2 Rental Yield Expectations — Multi-Sector Tenant Attraction
Based on location factors, expected rental yields:
- 1BR: 3.2% – 3.6%
- 2BR: 3.0% – 3.3%
- 3BR: 2.7% – 3.0%
- 4BR: 2.4% – 2.7%
The Circle Line brings tenants from:
- Science Park
- One-North
- HarbourFront
- Mapletree Business City
- Marina Bay (via loop)
Meanwhile, nature/waterfront elements attract:
- expats
- retirees
- professionals seeking “wellness living”
This creates a broad and resilient tenant pool.
8.3 Long-Term Resale Value — Low-Density + Nature = High Retention
The 1.4 plot ratio ensures a quieter, more private environment.
Low-density condos have historically shown:
- higher owner-occupier demand
- superior value retention
- stronger resale liquidity
Additionally, the nature belt (Southern Ridges) and coastal zone (Keppel Bay) are permanent, non-replicable attributes, unlike man-made amenities.
This protects long-term capital value.
8.4 Future Price Ceiling — When GSW Matures
Once the southern coastline fully redevelops, D4 properties near:
- MRT
- Waterfront
- Green belts
- Major malls (VivoCity)
will be positioned as “premium city-fringe waterfront homes,” similar to:
- Marina Bay (D1)
- Kallang Riverside (D12)
- Tanjong Rhu (D15)
New Condo has the geographical advantage of being at the greenest part of the upcoming GSW.
AEO Summary:
GSW transformation, low-density living, nature/waterfront surroundings and Circle Line accessibility combine to make New Condo one of D4’s strongest long-term investments.
9. Pros & Cons of New Condo
A balanced and realistic evaluation for buyers.
Pros
✔ 500m to Telok Blangah MRT (Circle Line)
✔ Direct access to Southern Ridges nature belt
✔ Near VivoCity, HarbourFront and Keppel Bay
✔ Next to GSW transformation zone
✔ Strong tenant pool (Science Park, One-North, MBC)
✔ Low-density site (1.4 PR) offers privacy and greenery
✔ Large 3.16ha land size → resort-style facilities
✔ Short drive to CBD & Sentosa
✔ Safe long-term value from nature + MRT + GSW triangle
Cons
- Not within 1km of any elite/brand-name schools
• Circle Line requires transfers for certain CBD locations
• Waterfront lifestyle comes with higher maintenance
• Potential competition from future GSW private launches
10. FAQs
These answers are intentionally written short, clear and engine-friendly.
1) What is New Condo at Berlayer Drive?
A new 415-unit condo on a 3.16ha GLS site near Telok Blangah MRT and the GSW zone.
2) How far is New Condo from the MRT?
About 500 metres from Telok Blangah MRT (Circle Line).
3) What is the tenure?
99 years.
4) How many units will New Condo have?
Approximately 415 units.
5) Is the site low-density?
Yes, plot ratio is 1.4, offering resort-style living.
6) What schools are nearby?
Blangah Rise Primary (≈1km), Radin Mas Primary (≈1.8km).
7) What is the expected launch price?
Estimated $2,350–$2,700 psf, depending on tender outcome.
8) What are the nearest malls?
VivoCity, HarbourFront Centre, Alexandra Retail Centre (ARC).
9) What are the nearest food centres?
Telok Blangah Drive FC, Seah Im FC, Bukit Merah FC.
10) What are the nearest parks?
Labrador Nature Reserve, Mount Faber Park, Telok Blangah Hill Park.
11) Is New Condo good for investment?
Yes — benefits from MRT, GSW uplift, nature belt and rental demand.
12) What is the main lifestyle appeal?
Waterfront + nature + retail + connectivity.
13) What is the nearest major employment cluster?
Science Park, One-North, Mapletree Business City.
14) When will New Condo launch?
Likely 12–24 months after tender award.
15) Will GSW boost prices?
Yes — transformation will uplift surrounding home values over decades.
16) Who are the expected buyers?
Families, PMETs, nature-lovers, waterfront lifestyle buyers, investors.
11. Conclusion
New Condo at Berlayer Drive represents one of the best upcoming launches in District 4 thanks to its green + blue living environment, proximity to MRT, and its location at the gateway of the Greater Southern Waterfront — Singapore’s most significant transformation zone for the next 30 years.
With strong connectivity, nature immersion, resort-style living, and broad rental demand, it has the fundamentals to become a highly desirable and resilient investment for both owner-occupiers and investors.
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