De Souza Avenue GLS (2H2026 — planned tender)

Tender OpenData updated 6 Oct 2026D21 - Clementi Park / Upper Bukit Timah

Clementi Park / Upper Bukit Timah: D21Clementi Park / Upper Bukit Timah
Total units: 415 unitsTotal units

Aaron's research

Why De Souza Avenue GLS (2H2026 — planned tender) stands out

Planned tender — not yet open; URA estimates release in November 2026. The useful comparison is The Sen, rather than a generic Bukit Timah price average. Buyers will eventually be comparing two developments in the same De Souza Avenue setting, so layouts, facilities, entrance access and total purchase price should explain any price difference. The lower plot ratio gives this site a different planning profile from a dense urban tower plot. It does not confirm the final building height, spacing or views. The appeal may be strongest for own-stay buyers who want this Upper Bukit Timah neighbourhood. The trade-off is that the address does not establish doorstep MRT access. The eventual route to Beauty World MRT needs to work for the buyer’s routine. Until the land bid and project design are known, there is no sound basis for a launch-price or investment-return forecast.

The eventual land bid will provide a useful cost benchmark against the earlier De Souza parcel, but it will not set the condo’s selling price. Construction cost, approved floor area and the final unit mix also matter. A comparison should use the same cost basis and the total price of a usable home.

November 2026 planned release

URA’s month is an estimated tender release. The tender is not yet open and its closing deadline is unannounced.

Separate from The Sen

This is a new 2H2026 parcel, rather than the earlier awarded De Souza Avenue development.

2.22-hectare planning site

URA lists gross plot ratio 1.6 and an estimated yield of 415 homes, subject to the eventual scheme.

Upper Bukit Timah comparison

The future project should be assessed against The Sen and other homes serving the same daily travel needs.

Track this site

Compare similar projects

The closest launches to De Souza Avenue GLS (2H2026 — planned tender), each tracked the same way. Use Change to compare any other project.

Project	De Souza Avenue GLS (2H2026 — planned tender)This pageD21 - Clementi Park / Upper Bukit Timah	The SenD21 - Clementi / Upper Bukit TimahView project	Villas @ Greenbank ParkD21 - Clementi / Upper Bukit TimahView project
Tenure	-	99-year leasehold	Freehold
Land cost	-	$841 psf ppr	-
Units	415	347	2
MRT	-	Beauty World MRT, 1.2 km (15 min walk)	King Albert Park MRT, 1.6 km (20 min walk)
% sold	Pre-launch	52%	33%
Sold in last 7 days	-	5	0
TOP	-	2030	2026
Primary schools within 1 km	-	0	0
3-bedroom units left	Pre-launch	48	-
From price	-	$1.5xxM · $2,2xx psf	$9.5xxM · $2,8xx psf
Radar Score	-	-	-

Units and sales come from each developer's sales data every morning; sold in the last 7 days needs a week of history. A dash means the figure is not out yet. From prices are partial; the full price list is sent on request.

Explore the development

Site plans and developer renders. Click anything to enlarge it.

About De Souza Avenue GLS (2H2026 — planned tender)

De Souza Avenue GLS is a planned residential land tender in Upper Bukit Timah, District 21, under the 2H2026 Government Land Sales programme. Planned tender — not yet open: URA currently estimates release in November 2026. This is a land-sale release month, not a tender closing deadline or condo sales launch date. URA lists an estimated 2.22-hectare site, a gross plot ratio of 1.6 and potential for approximately 415 homes. The unit figure is a planning estimate; the eventual developer’s approved scheme may differ. This parcel is separate from the earlier De Souza Avenue site developed as The Sen. The developer, winning land price, final condo name, prices, floor plans and completion date are not announced. Exact tender dates and lease terms should be checked against the detailed conditions when URA releases the site.

Common questions

Is De Souza Avenue GLS open for tender?

Not yet. URA currently schedules an estimated November 2026 release. NLR places this planned site in its Tender open category for tracking; that category does not mean bidding has begun.

What is the tender closing date?

An exact closing deadline has not been announced. November 2026 is the estimated release month, not the closing date.

Is this site The Sen?

No. The Sen occupies an earlier awarded De Souza Avenue parcel. This page covers the separate 2H2026 GLS site.

How large is the site and how many homes are expected?

URA lists an estimated site area of 2.22 hectares, plot ratio 1.6 and around 415 potential homes. This is a planning estimate rather than a final approved condo unit count.

Who is the developer and what will the condo cost?

The developer and winning land price are pending an official award. Condo prices, floor plans, launch and completion dates are not confirmed.

Hear who wins this site and when it launches

This land site is still in government tender, so there is no developer or price yet. Tell Aaron what you are looking for and he will update you when the site is awarded.

The winning developer and bid once the tender is awarded
The launch and preview dates the moment they are set
The first price list before the public launch
Aaron's honest read on value before you commit

Aaron Ban · CEA R061593I · ERA Realty Network Pte Ltd

Tender Open status and unit counts come from developer sales data and can change without notice. Renders, site plans and floor plans belong to the developer and are indicative. Nothing on this page is an offer to sell. Verify details at the showflat before committing.