Former Raffles Town Club site joins Chuan Grove on housing Reserve List

The former Raffles Town Club site has taken another step towards housing. On 27 October 2026, the Urban Redevelopment Authority (URA) made the Plymouth Avenue/Dunearn Road parcel available for application alongside a residential site at Chuan Grove, with potential for about 250 and 930 homes, respectively.

For HDB owners considering a private-home upgrade, these are two possible future options to watch—not two projects opening for bookings. Both sit on the second-half 2026 Government Land Sales Reserve List, where an interested developer must first apply to have a site put up for public tender at a minimum price acceptable to the Government.

From a members’ club site to potential homes

The change at Plymouth Avenue has been years in the making. In their joint announcement on 20 November 2023, URA and the Singapore Land Authority said the lease for land occupied by Raffles Town Club Pte. Ltd. at 1 Plymouth Avenue would not be renewed when it expired on 17 October 2026. The land was earmarked for future residential development.

That makes the October 2026 release a follow-through on an earlier land-use decision, rather than a newly announced decision to replace the club. The listed parcel is called Plymouth Avenue/Dunearn Road; Raffles Town Club is its former occupant, not the developer behind a new housing project.

The parcel is offered on a 99-year lease, with residential use and commercial space on the first storey. Its development conditions allow up to 2,500 sq m of commercial floor area, including a supermarket of at least 1,000 sq m.

That supermarket requirement is a concrete part of the future residential setting, not simply a promise of shops in a sales brochure. The agencies’ earlier explanation also highlighted the site's proximity to Stevens MRT interchange as a reason future residents could benefit from existing transport connections.

Chuan Grove is the larger housing opportunity

The Chuan Grove parcel has an estimated capacity of 930 homes, compared with 250 at Plymouth Avenue/Dunearn Road. Adding URA’s two estimates gives about 1,180 potential homes; roughly four in five would be on the Chuan Grove site. These are planning estimates, and the actual number delivered may vary.

Chuan Grove’s published site area is 31,695.7 sq m, with a maximum gross floor area of 79,240 sq m and a 99-year lease. Gross floor area is the permitted amount of development floor space, rather than the size of the land itself. URA notes that the final land area remains subject to a cadastral survey—the formal survey establishing the parcel’s boundaries and area.

There is an important identity check for anyone following housing news in the area: this is not the same Chuan Grove parcel that went through a tender in 2025. That earlier site measured 14,514.3 sq m and was awarded to Sing Holdings Residential Pte. Ltd. and Sunway Developments Pte. Ltd. for $623.91 million.

The shared road name can make separate land parcels sound like one continuing project. For an upgrader tracking future choices, keeping the October 2026 Reserve List site separate from the earlier awarded site avoids attaching another project's developer or progress to this release.

What needs to happen before there is a project to buy

“Available for application” describes an invitation to developers, not an invitation to homebuyers. Under the Reserve List process, a developer can indicate a minimum price it is prepared to pay. If the Government accepts that minimum, the site proceeds to a public tender.

The distinction matters because the release alone does not establish a successful bidder or a land-sale price. There is a meaningful step between making a parcel available and awarding it to a developer: the public tender itself.

The useful next development to watch is therefore whether either parcel is triggered for tender. A later award would answer who will develop the land; a subsequent housing offering would provide the project-specific information a household could actually compare. The present release supplies land-use conditions and estimated capacity, rather than a homebuyer booking opportunity.

A watchlist entry, not yet an upgrade budget

For an HDB household, the practical value of this news is knowing where additional private housing could emerge. Chuan Grove offers the larger potential number of homes, while the former club site brings a different proposition: a smaller residential development with required supermarket space near an existing MRT interchange.

Our planning takeaway: keep either location on a watchlist if it suits your intended move, but do not let this land release become the date around which you sell your flat. The Reserve List process leaves an unresolved step before either site even reaches public tender.

There is no responsible project-specific affordability calculation to make from estimated housing capacity alone. A household comparison would need an actual purchase price and a funding assessment; a move sequence would also need a usable timetable. Neither a potential home count nor a permitted floor area supplies those answers.

For now, the clearest consequence is a change in the range of land available for future housing—especially at the former club site. Whether that becomes a real upgrade option starts with the next observable event: a developer triggering a tender.

Sources

1. Award of tender for the 2025 Chuan Grove site · Urban Redevelopment Authority
2. Chuan Grove residential development: October 2026 site particulars · Urban Redevelopment Authority
3. Plymouth Avenue/Dunearn Road: October 2026 site particulars · Urban Redevelopment Authority
4. Release of Chuan Grove and Plymouth Avenue/Dunearn Road sites, 27 October 2026 · Urban Redevelopment Authority
5. Sites for application: Reserve List process · Urban Redevelopment Authority
6. Non-renewal of lease for land occupied by Raffles Town Club · Urban Redevelopment Authority and Singapore Land Authority