About Berlayar Drive Residences
Berlayar Drive Residences* is a new 99-year leasehold private condominium by Intrepid Investments Pte. Ltd., a Hong Leong Holdings subsidiary, and GuocoLand (Singapore) Pte. Ltd., offering approximately 415 homes along Berlayar Drive between Keppel Bay and Bukit Chermin.
*Working name until the developer names the project.
Berlayar Drive Residences key facts
- Developers
- Hong Leong Holdings (through Intrepid Investments, 60%) and GuocoLand (40%)
- Location
- Berlayar Drive, District 4. Unit address not announced
- Name
- The project name is not announced yet
- Type
- Private condominium
- Tenure
- 99-year leasehold
- Homes
- About 415 (URA estimate)
- Height
- Five storeys maximum
- Site
- 25,263.2 sqm (about 271,932 sq ft), plot ratio 1.4
- Nearby MRT
- Telok Blangah (Circle Line); HarbourFront one stop away
- Bedroom types
- Once released
- Prices
- Once released
- Preview and booking
- Once announced
- Completion
- Once announced
- Last updated
- 30 Oct 2026
Berlayar Drive Residences price list and prices nearby
The developer has not released the price list, so there is no price to quote yet. Telok Blangah Road next door is a bigger, taller project; compare the two when each releases its prices.
Resale prices around Keppel Bay
| Condo | What it is | 2026 median |
|---|---|---|
| The Reef at King's Dock | 429 homes, launched 2021, sold out by 2024 | S$2,496 psf |
| Corals at Keppel Bay | Resale | S$2,084 psf |
| Caribbean at Keppel Bay | Resale | S$1,973 psf |
| Reflections at Keppel Bay | Resale | S$1,751 psf |
These are other condos nearby, not this one's prices, which aren't out yet.
What the land cost
| Site | Awarded | Land price |
|---|---|---|
| This site | August 2026 | About S$1,515 psf per plot ratio, one bid |
| Telok Blangah Road (Kingsford, about 745 homes) | November 2025 | About S$1,326 psf per plot ratio, three bids |
| Tanjong Rhu Road | February 2026 | About S$1,455 psf per plot ratio |
Land prices are the developers' cost, not selling prices.
When it was awarded, this site's land rate was reported as a record for a purely residential city-fringe government site. It also buys something rare: a five-storey limit, so every home is low-rise. Berlayar Close, another site in the estate, is listed by URA with an estimated launch of December 2026, so more choice is coming.
Be first to get the price list once it's out
Send Me The Price ListHow you pay for Berlayar Drive Residences
Berlayar Drive Residences will be bought while it is still being built, so you don't pay the whole price at once. You pay 5% in cash to book, 15% when you sign the Sale and Purchase Agreement, and the rest in stages as the building goes up. The bank loan is drawn down the same way, so the monthly instalments start small and rise.
| Stage | Of the price |
|---|---|
| Booking (option to purchase) | 5%, cash |
| Sale and Purchase Agreement | 15% |
| Foundation | 10% |
| Reinforced concrete framework | 10% |
| Partition walls | 5% |
| Roofing and ceiling | 5% |
| Door and window frames, wiring, plumbing | 5% |
| Car park, roads and drains | 5% |
| TOP (keys) | 25% |
| Legal completion (CSC) | 15% |
The standard schedule for homes under construction; the exact stages are in your Sale and Purchase Agreement. Stamp duty and legal fees are paid on top.
Loans and CPF
- A bank loan covers up to 75% of the price on your first home loan
- All your monthly debt repayments together can't be more than 55% of your gross monthly income
- Banks test what you can afford at a 4% interest rate, whatever the actual rate
- After the 5% booking fee, CPF Ordinary Account savings can pay the later stages, stamp duty and monthly instalments, within CPF limits
Stamp duty
| Part of the price | Buyer's Stamp Duty |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 | 4% |
| Next S$1.5 million | 5% |
| Above S$3 million | 6% |
Charged on the price or the market value, whichever is higher. A Singapore Citizen buying a first home pays no Additional Buyer's Stamp Duty; a second home, and buyers who aren't Citizens, pay more. Rules can change, so check your own figures with your bank or lawyer.
Work out your numbers once the price list is out
Send Me The Price ListBerlayar Drive Residences floor plans and unit mix
About 415 homes are planned in blocks of up to five storeys, on a large plot with a low plot ratio of 1.4; the final number may differ. The bedroom types, sizes, floor plans and facilities come with the e-brochure. No view is promised; views depend on the final block plan.
Get the floor plans for the bedroom type you want
Send Me The Floor PlansBerlayar Drive Residences e-brochure
The Berlayar Drive Residences e-brochure isn't released yet. The developer releases it at the preview, with the floor plans, sizes and facilities.
Get the e-brochure as soon as it's out
Send Me The E-BrochureBerlayar Drive Residences location: between Keppel Bay and Bukit Chermin
The site faces Keppel Bay on one side and the forested Bukit Chermin on the other, set away from the highway and closer to Labrador Nature Reserve. It is part of Berlayar, the new neighbourhood on the former Keppel Club grounds at the start of the Greater Southern Waterfront.
Getting around
Telok Blangah MRT on the Circle Line is within walking distance, and HarbourFront, with VivoCity and the North East Line, is one stop away. Since the Circle Line was completed in July 2026, Telok Blangah to Marina Bay is one train. The exact walk will be confirmed once the site plan is out.
Schools in the area
Blangah Rise Primary is the main nearby primary school. Distance bands depend on the final block addresses, and no purchase guarantees a place.
Food and daily needs
Telok Blangah Drive has a market, supermarket and hawker centre for the basics, and VivoCity covers the rest, one MRT stop away.
Parks and nature
Labrador Nature Reserve is one of Singapore's four nature reserves, with the mainland's only protected rocky shore. Its 960m Berlayer Creek boardwalk runs through one of two remaining mangroves in the south of mainland Singapore, and the 330m Bukit Chermin Boardwalk crosses the water with views of Keppel Harbour and Sentosa's cliffs. Mount Faber and the Southern Ridges are across Telok Blangah Road.
What's planned for the area
- Berlayar, planned for about 10,000 homes, about 7,000 of them public
- Up to 10 hectares of green space and corridors linking the Southern Ridges to Labrador Nature Reserve
- A car-lite estate with supermarkets, eating houses, preschools and clinics planned
Good to know
Berlayar is named after Batu Berlayar, the "Sailing Rock" that once guided ships through Keppel Harbour; a replica of the Dragon's Teeth Gate stands in Labrador Nature Reserve. As a new estate, it will see other projects built nearby over the coming years.
Who this location suits
Families and nature lovers who want the reserve and the sea close by, and professionals working at HarbourFront and Mapletree Business City.
The developers: Hong Leong Holdings and GuocoLand
Intrepid Investments, wholly owned by Hong Leong Holdings, holds 60%, and GuocoLand (Singapore) holds 40%. Together they built Springleaf Residence, which sold 870 of its 941 homes in its opening weekend in August 2025, and Lentor Mansion, fully sold by November 2025. GuocoLand's five launches from August 2025 to April 2026, including Faber Residence and Penrith, were 93% to 99% sold by June 2026.
Questions worth asking at the preview
- The site plan, and which blocks face the bay or Bukit Chermin
- The way to Telok Blangah MRT
- The bedroom mix and facilities
- The expected TOP date and maintenance fees
Berlayar Drive Residences launch timeline
- 12 July 2026The Circle Line runs the full loop
- 7 August 2026The site is awarded to Hong Leong Holdings and GuocoLand
- Not yet announcedPreview, prices and booking day
- Not announcedCompletion (TOP)
Berlayar Drive Residences FAQ
When does it launch?
No launch date has been announced. We'll update this page as soon as the developer announces a preview.
Is there a price yet?
Not yet. The developer has not released the price list.
How tall will it be?
Up to five storeys, under the land sale conditions.
How close is the MRT?
Telok Blangah MRT on the Circle Line is within walking distance. The exact walk will be confirmed once the site plan is out.
Is it near nature?
Yes. Labrador Nature Reserve, Berlayer Creek and the Bukit Chermin Boardwalk are close by, with Mount Faber across Telok Blangah Road.
Will there be construction around me?
Berlayar is a new estate, so other projects will be built nearby over the coming years.
How many homes are there?
About 415, a URA estimate. The final number may differ.
Is it freehold?
No. It's a 99-year leasehold.
Will Telok Blangah Road or Berlayar Close be cheaper?
No one knows yet. Each is a different product; Telok Blangah Road is bigger and taller. Compare them when each releases prices.
How do I get to the city?
Since July 2026, Telok Blangah to Marina Bay is one train on the completed Circle Line.
What about shopping?
VivoCity is one MRT stop away, and Telok Blangah Drive has a market, a supermarket and a hawker centre.
Which schools are nearby?
Blangah Rise Primary is the main primary school nearby. Distance bands depend on the final block addresses, and living nearby never guarantees a place.
What facilities will it have?
Not announced yet.
What is it called?
The developer hasn't announced the official name.
Can I use CPF?
CPF Ordinary Account savings can usually go towards the downpayment and instalments, subject to CPF rules.
I own an HDB flat. Can I buy?
Yes, once your flat has met its minimum occupation period. Couples buying a second home may pay Additional Buyer's Stamp Duty and claim a refund if they sell their flat within the time allowed; conditions apply.
What is Berlayar?
The new neighbourhood on the former Keppel Club grounds, planned for about 10,000 homes, named after Batu Berlayar, the "Sailing Rock" that once guided sailors through Keppel Harbour.
Where can I see the Berlayar Drive Residences floor plans?
They aren't released yet. The developer releases them with the e-brochure at the preview. Leave your details and we'll send them to you as soon as they're out.
Is the Berlayar Drive Residences price list out?
Not yet. The price list comes out at the preview. Until then, the Prices nearby section shows what nearby launches and resale homes cost. Leave your details to get the price list as soon as it's released.
Where can I get the Berlayar Drive Residences e-brochure?
It isn't released yet. The developer releases the e-brochure at the preview. Leave your details and we'll send it to you, with the price list and floor plans, as soon as it's out.
More about Berlayar Drive Residences
About Berlayar Drive Residences
A five-storey height limit. Keppel Bay on one side and the forested Bukit Chermin on the other. Labrador Nature Reserve and its coastal boardwalks close by. Berlayar Drive Residences brings about 415 new homes to a low-rise setting within the Greater Southern Waterfront, by the Hong Leong Holdings and GuocoLand partnership. Here is why this launch is worth a close look.
What you're buying
Berlayar Drive Residences is a new 99-year leasehold private condominium by Intrepid Investments Pte. Ltd. and GuocoLand (Singapore) Pte. Ltd. The address is Berlayar Drive, in District 4 and the Bukit Merah planning area, within the Rest of Central Region. Berlayar Drive Residences is a working name until the developer names the project.
Berlayar Drive Residences occupies 25,263.2 sqm, or about 271,932 sq ft, on the former Keppel Club golf course. Berlayar Drive Residences is the second private residential parcel sold in the new Berlayar neighbourhood, following Telok Blangah Road. The low-rise format gives this early phase of Berlayar a distinct private-home choice.
Location
Between Keppel Bay and Bukit Chermin
Berlayar Drive Residences faces Keppel Bay on one side and the forested Bukit Chermin on the other. Berlayar Drive Residences is set away from the highway and closer to Labrador Nature Reserve than the neighbouring Telok Blangah Road project. That places the emphasis on the bay, the wooded hill and the nature reserve: the waterfront side of Berlayar.
For buyers drawn to the south coast, the setting is a strong part of the offer. Berlayar Drive Residences brings together a low-rise home and a landscape with both forest and water. The address has a natural identity of its own within the wider new neighbourhood.
Telok Blangah MRT and the completed Circle Line
Berlayar Drive Residences is within walking distance of Telok Blangah MRT, CC28, on the Circle Line. HarbourFront interchange and VivoCity are one stop away. HarbourFront connects the Circle and North East Lines, bringing another rail line into the journey from this part of the south coast.
In the other direction, Labrador Park MRT serves the area around Labrador Nature Reserve. HarbourFront and Mapletree Business City are each one stop from Telok Blangah, giving Berlayar Drive Residences a rail connection to two employment destinations close to the southern waterfront.
The Circle Line became a complete loop in 2026, linking HarbourFront to Marina Bay. From Telok Blangah, Marina Bay is now one train ride. That extends the transport appeal beyond HarbourFront: a low-rise home near Labrador also has a direct Circle Line connection to Marina Bay.
Telok Blangah Drive for everyday essentials
Telok Blangah Drive has a market, supermarket and hawker centre. For Berlayar Drive Residences, those existing amenities put fresh food, groceries and hawker meals in the surrounding Telok Blangah neighbourhood. The local essentials are part of an established area alongside Berlayar's new homes.
VivoCity adds the larger shopping destination at HarbourFront. The combination gives Berlayar Drive Residences two different scales of convenience: the market and hawker centre around Telok Blangah Drive, and VivoCity for a wider shopping trip.
Labrador Nature Reserve and its rocky shore
Labrador Nature Reserve is one of Singapore's four nature reserves and contains the mainland's only protected coastal rocky shore. For Berlayar Drive Residences, that puts a distinctive natural environment close to home. The draw extends beyond a neighbourhood lawn or landscaped garden to a protected part of Singapore's coastline.
That is a strong reason for nature-loving households to favour this side of Berlayar. Labrador combines a coastal setting with the reserve itself, giving the location an outdoor identity beyond the condominium boundary. The wider landscape becomes part of the reason to live here.
Berlayer Creek: 960 m through the mangroves
The Berlayer Creek boardwalk is 960 m long and runs through one of two remaining mangroves in the south of mainland Singapore. The mangrove area spans 5.61 hectares and has about 60 bird species. For families interested in wildlife, those are specific features of the natural environment close to Berlayar Drive Residences.
Berlayer Creek adds a different kind of outdoor destination from the open coast. The boardwalk brings a route through the mangroves into the neighbourhood's appeal, with the birds and habitat giving the journey a character of its own. It is a reason to value Labrador for more than proximity to the sea.
Bukit Chermin Boardwalk: 330 m over the water
The Bukit Chermin Boardwalk is an elevated 330 m boardwalk over the water, with views of Keppel Harbour, Bukit Chermin and Sentosa's cliffs. Those views belong to the public boardwalk, a named coastal destination near Berlayar Drive Residences. The attraction is access to the waterfront landscape beyond the home.
A 2.1 km nature and coastal route
The Labrador Nature and Coastal Walk is a 2.1 km wheelchair-friendly route starting at Labrador Park MRT. That gives the area a defined coastal route as well as individual boardwalks. For households who value accessible outdoor spaces, the route adds another practical dimension to the Labrador setting.
Mount Faber and Telok Blangah Hill Park
Mount Faber and Telok Blangah Hill Park are also nearby. Together with Labrador's coastal landscape, they give Berlayar Drive Residences access to different kinds of green destinations in the south. The appeal spans hill parks, mangroves and the shore within the wider neighbourhood.
The Sailing Rock behind the Berlayar name
Berlayar takes its name from Batu Berlayar, the 'Sailing Rock' that once guided sailors through Keppel Harbour. The name ties the new neighbourhood to the maritime history of this stretch of coast. For Berlayar Drive Residences, the waterfront identity belongs to the place as well as the new homes.
School
A home for families staying in the south
For a family already settled in Telok Blangah or Bukit Merah, staying in the south preserves a familiar part of family life. Berlayar Drive Residences offers a new private-home address within the same wider area, making continuity part of the appeal for local upgraders.
Primary 1 registration uses home-to-school distance as part of its priority framework, based on the residential address. School admissions follow the applicable registration rules. For families with children already attending school, the attraction of staying local also includes the friendships and community built around that school.
Why this project?
A five-storey limit, built into the planning
Berlayar Drive Residences has a maximum building height of five storeys. That makes the low-rise proposition part of the planning conditions for the land. For buyers who prefer a home in shorter buildings, the height limit is a defining reason to choose Berlayar Drive Residences.
The low-rise format is especially relevant for households moving from a landed home or an older low-rise condominium. Berlayar Drive Residences brings a new private-home option to the southern waterfront while retaining that preference for a smaller building scale.
A plot ratio of 1.4 on more than 2.5 hectares
Berlayar Drive Residences has a gross plot ratio of 1.4, with a maximum gross floor area of 35,369 sqm. Plot ratio relates the allowable gross floor area to the land area. Here, the combination of a low plot ratio and a five-storey ceiling supports a lower-rise residential form across a substantial parcel.
The land spans more than 2.5 hectares for about 415 homes. That is roughly 61 sqm of land per home across the whole project. The ratio expresses the land supporting the residential community, and gives a sense of the spread of Berlayar Drive Residences before the detailed plans are released.
A distinct choice beside the larger Telok Blangah Road project
The neighbouring Telok Blangah Road project has about 745 homes, against about 415 at Berlayar Drive Residences. Berlayar Drive Residences therefore has roughly 44% fewer homes. For buyers seeking a smaller residential community within the new Berlayar neighbourhood, that difference gives the low-rise offer added weight.
The two early private-home projects bring different scales to the same wider location. Berlayar Drive Residences pairs its smaller home count with the waterfront-side setting and proximity to Labrador. That gives the project a clear position within Berlayar's first wave of private homes.
The neighbours
The Reef at King's Dock
The Reef at King's Dock is a 429-home HarbourFront project that launched in 2021 and sold out in 2024. Its 2026 year-to-date median resale price, as at 3 August 2026, was S$2,496 psf. It provides a named reference for a private condominium around the HarbourFront waterfront.
Reflections, Caribbean and Corals at Keppel Bay
Around Keppel Bay, Reflections at Keppel Bay recorded a 2026 year-to-date median resale price of S$1,751 psf. Caribbean at Keppel Bay recorded S$1,973 psf, and Corals at Keppel Bay recorded S$2,084 psf. These figures are for the year to 3 August 2026.
Psf means price per square foot: a home's price divided by its floor area. The dated resale figures show the different price levels already represented around Keppel Bay. Berlayar Drive Residences adds a new low-rise condominium proposition to that wider waterfront residential market.
Kingsford at Telok Blangah Road
Kingsford secured the Telok Blangah Road land in November 2025 at S$1,326 psf per plot ratio, for a project of about 745 homes. The rate measures the land cost against allowable floor area. Telok Blangah Road was the first private-home parcel sold in Berlayar, followed by Berlayar Drive Residences.
Berlayar Residences and Berlayar Rise
Berlayar Residences was offered in the October 2025 BTO exercise, followed by Berlayar Rise in June 2026. These public-housing projects form part of the new Berlayar neighbourhood alongside the private-home parcels. Berlayar Drive Residences belongs to a wider residential community growing across the former Keppel Club grounds.
Who's building it
Hong Leong Holdings and GuocoLand
Intrepid Investments Pte. Ltd. holds 60% of the joint venture behind Berlayar Drive Residences, and GuocoLand (Singapore) Pte. Ltd. holds 40%. Intrepid Investments is wholly owned by Hong Leong Holdings. The partnership brings together the same groups behind Springleaf Residence and Lentor Mansion.
The August 2026 land award
The land for Berlayar Drive Residences was awarded on 7 August 2026 for S$576,778,554. The tender opened on 15 May 2026 and closed on 4 August 2026. The award places Berlayar Drive Residences within the partnership's next residential pipeline in Singapore.
Springleaf Residence: 870 homes sold on opening weekend
Springleaf Residence has 941 homes and sold 870 in its opening weekend in August 2025. That is a named joint-project sales record behind the team bringing Berlayar Drive Residences to market. Buyers of the new Berlayar project are dealing with a partnership that has already brought a substantially larger launch to buyers together.
Lentor Mansion: fully sold by November 2025
Lentor Mansion has 533 homes. It sold 75% in its opening weekend and was fully sold by November 2025. Alongside Springleaf Residence, Lentor Mansion gives the partnership a second concrete joint-project reference, with a different home count and its own completed sales record.
GuocoLand's recent residential launches
GuocoLand's five launches from August 2025 to April 2026 comprised Springleaf Residence, Faber Residence, Penrith, River Modern and Tengah Garden Residences, totalling 3,120 homes. As at 30 June 2026, the five projects were between 93% and 99% sold. That brings a recent, dated residential sales record to GuocoLand's role in Berlayar Drive Residences.
Future
The Berlayar plan announced in 2025
Berlayar is planned for about 10,000 homes, about 7,000 of them public housing. The neighbourhood plan announced in 2025 puts Berlayar Drive Residences within a broader new residential district at the start of the Greater Southern Waterfront. The scale is larger than one launch: it is a new neighbourhood taking shape around the waterfront setting.
Planned green corridors and up to 10 hectares of greenery
The Berlayar plan includes up to 10 hectares of green space, a 60 m-wide central corridor and park, and green corridors linking the Southern Ridges with Labrador Nature Reserve. Berlayar Drive Residences is bordered by the planned Henderson Corridor and Berlayar Corridor. The green-network proposal brings the relationship between the hills and the coast into the layout of the new neighbourhood.
A planned car-lite neighbourhood
Berlayar is designed to be car-lite, with trails through parks and open spaces. For residents of Berlayar Drive Residences, that gives the wider neighbourhood a planned emphasis on walking and cycling. The outdoor appeal extends from destinations near home to the routes intended to connect the estate.
Planned shops, preschools and clinics
Supermarkets, eating houses, preschools, clinics and community spaces are planned for Berlayar. These planned amenities add a local-services layer to the new homes, complementing the existing Telok Blangah neighbourhood. For a long-term household, the appeal is a residential district planned around more than the apartments themselves.
Who it suits
Right-sizers who prefer low-rise living
You want your next private home to stay low-rise, with the southern waterfront as part of the appeal. Berlayar Drive Residences gives that preference a clear form: a five-storey ceiling in a setting between the bay and a forested hill.
Telok Blangah, Bukit Merah and Queenstown upgraders
Your HDB flat has passed its MOP, and you want a private home while staying in the south. Berlayar Drive Residences brings a new condominium choice into your wider area, keeping the move close to the places and people that already matter to you.
Professionals working around the southern waterfront
You work around HarbourFront, Mapletree Business City or Marina Bay and want a home with a different character from the office district. Berlayar Drive Residences pairs the Circle Line connection with a low-rise address close to Labrador's coastal landscape.
Families drawn to nature
You want more of the outdoors around your home. Berlayar Drive Residences places the family in a neighbourhood shaped by mangroves, coastal boardwalks and nearby hill parks, with planned green corridors adding to that identity.
Long-term buyers in the Greater Southern Waterfront
You want a place in Berlayar near the beginning of its residential story. Berlayar Drive Residences offers a defined low-rise position within that new neighbourhood, backed by a partnership with named joint projects already in the market.
