Peck Hay Road GLS Site Area and Height Limits: Reading URA's Tender Documents Before the Site Plan Is Out

Until the developer publishes a site plan, the only fixed facts about the land at Peck Hay Road are the ones URA wrote into its tender documents. Those papers are short, but they set hard limits: how big the parcel is, how much floor area can be built on it, how tall the buildings may go and how long the lease runs. Below we read those limits one by one, so you know which parts of the eventual project are already fixed and which the developer still has to decide.

The parcel in URA's own figures

URA put the site up for tender on 9 April 2026. Its release describes the land as "near Newton MRT station and south of Scotts Road". The accompanying annex lists the planning parameters below. The award figures come from URA's 16 June 2026 notice.

Item	What URA states
Allowable development	Residential
Site area	5,513.5 m² (final site area subject to cadastral survey)
Maximum gross floor area (GFA)	27,017 m²
Maximum building height	Mid-rise zone: 90 m SHD; high-rise zone: 145 m SHD
Estimated number of housing units	315 (actual number provided by the developer may vary)
Lease period	99 years
Tender launched / closed	9 April 2026 / 11 June 2026
Awarded	16 June 2026, to CDL Constellation Pte. Ltd. and Garden Estates (Pte.) Limited at S$542,400,000

Two numbers you can work out from the annex

URA doesn't print a plot ratio for this parcel, but you can work one out. Dividing the 27,017 m² GFA cap by the 5,513.5 m² site area gives about 4.9, and 5,513.5 m² is roughly 0.55 hectares. Both figures come from URA's numbers, not from a separate URA statement, and the site area can still shift slightly after the cadastral survey.

The GFA cap matters more to a buyer than the land area. It limits the total floor area the developer can build. Every unit type, from the smallest one-bedroom to the largest family layout, has to come out of that total. The project is expected to offer 1- to 4-bedroom layouts, but the exact split is not yet published. More large units would mean fewer units in total. More compact units would push the count above URA's estimate of 315. That is why URA says the actual number of units may vary, and why sizes and the unit mix have not been announced yet on our floor plans page.

Two height zones, and what "SHD" means

The height rule is the most unusual part of the annex. URA does not set one limit for the whole plot. It splits the site into a mid-rise zone capped at 90 m and a high-rise zone capped at 145 m. URA's footnote says both figures are measured against the Singapore Height Datum (SHD). That makes them heights measured from a fixed reference level, not from the ground and not storey counts. Converting them into floors would take the ground level and floor-to-floor heights, and neither has been published.

In practice, the permitted height is not the same across the parcel. The project is currently described as twin towers rising to a planned 39 storeys. Which part of the site each tower stands on, and how the lower zone is used, will only be clear from the official site plan. The same applies to outlook, facing and which stacks sit higher. We don't guess any of these from the annex.

What the tender documents do not settle

• Final project details: the official project name, unit mix, unit sizes and final specifications have not been announced yet; contact us for the latest.
• Pricing: no developer price list exists yet. The price page keeps third-party estimates separate, labelled and attributed.
• Launch and showflat timing: neither has been announced yet. Registering on the showflat page gets you the dates once they are announced.
• Completion: the expected TOP date has not been published.
• Precinct changes around the site: URA's wider Newton plans are covered separately in our note on the Newton urban village plan.

A checklist for when the site plan is released

Once the developer publishes its plans, compare them with URA's limits:

1. Does the total unit count match URA's estimate of 315, and if not, which unit sizes explain the difference?
2. Which height zone is each tower in, and where do the stacks you are considering sit?
3. Does the site plan show the final surveyed site area? The annex figure is subject to cadastral survey.
4. What start date does the sale and purchase agreement give for the 99-year lease?

These are limits fixed by a government tender, not marketing claims, which makes them a useful check on anything published later. Our note on GLS versus en bloc land explains why that public record exists at all.