Peck Hay Road GLS vs Bukit Timah Road GLS – Two Newton MRT Sites, Two Different Buyers
Newton MRT Interchange now has two new GLS residential sites on opposite sides of the station – and the contrast between them is more meaningful than their proximity suggests.
The Bukit Timah Road GLS was awarded in November 2025 to HH Investments at S$1,820 psf ppr – a record for CCR residential land since 2018. The Peck Hay Road GLS tender launched in April 2026. Both sites are near Newton MRT. Both are 99-year leasehold. Both are in District 9. But they serve different buyers, carry different timelines and offer different lifestyle orientations.
This article breaks down the key differences.
The Sites at a Glance
Bukit Timah Road GLS: Approximately 340 units, awarded to HH Investments at S$1,820 psf ppr in November 2025. Positioned along Bukit Timah Road, on the western side of Newton MRT Interchange. Developer is expected to be planning toward a 2027 to 2028 launch window.
Peck Hay Road GLS: Approximately 315 units, tender launched April 2026. Located at 50 Scotts Road, on the eastern side of Newton MRT Interchange, bounded by the extended Peck Hay Road connecting to Scotts Road. Developer to be confirmed mid to late 2026. Public sales estimated from 2H 2028.
Source: URA 1H 2026 GLS Confirmed List, December 2025. Bukit Timah Road GLS award: URA and EdgeProp Singapore, November 2025. Peck Hay Road GLS tender launch: URA press release, April 9, 2026.
MRT Proximity
Both sites are within walking distance of Newton MRT Interchange. The Bukit Timah Road GLS is generally considered to be slightly closer to the MRT station entrance on the Bukit Timah Road side. The Peck Hay Road GLS is approximately 210 metres from Newton MRT on the Scotts Road side – still a very short walk for most residents.
Both sites benefit from the same dual-line interchange advantage: Newton MRT serves both the North-South Line and the Downtown Line, giving residents direct access to Orchard, the CBD, Botanic Gardens and Bugis without changing trains.
Source: CBRE Singapore GLS 1H 2026 commentary, December 2, 2025. New Launches Review site analysis, December 2025.
School Proximity
This is where the two sites diverge most meaningfully.
The Bukit Timah Road GLS, positioned toward the Bukit Timah Road side, draws from the school belt that extends toward Sixth Avenue – including the corridor serving Methodist Girls School Primary and the broader Dunearn and Bukit Timah school cluster.
The Peck Hay Road GLS, positioned toward the Scotts Road and Cairnhill side, sits within approximately 0.5km of Anglo-Chinese School Junior – placing it in the 1km priority registration band. Within 1 to 2km are St Joseph’s Institution Junior, Singapore Chinese Girls’ School Primary, St Margaret’s Primary and River Valley Primary. For families whose primary school priority is ACS Junior or the Cairnhill/Newton school cluster, the Peck Hay Road GLS has a clear advantage.
Source: ERA Singapore Press Release, December 2, 2025. New Launches Review school proximity analysis, December 2025. MOE school registration guidelines.
Lifestyle Orientation
The Bukit Timah Road GLS draws on the character of the established Bukit Timah residential corridor – calm, landed-estate feel, close to the school belt, greenery-oriented, with Sixth Avenue and Holland Village accessible.
The Peck Hay Road GLS draws on Orchard Road proximity – approximately 1km to the full Orchard retail strip, close to Newton Food Centre (0.4km), Balmoral Plaza (0.6km), The American Club (0.6km) and Tanglin Club (0.5km). It suits buyers who want a prestigious city-fringe District 9 address with walkable access to Orchard Road and the Newton lifestyle cluster.
Source: New Launches Review amenities analysis, December 2025. PropertyReviewSG Peck Hay Road GLS page, December 2025.
Pricing Expectations
The Bukit Timah Road GLS land cost of S$1,820 psf ppr, combined with current construction benchmarks, supports an expected launch psf in the range of S$3,000 to S$3,400 psf for that development.
For the Peck Hay Road GLS, analysts estimate a launch price of approximately S$3,200 to S$3,500 psf, reflecting the District 9 address, ACS Junior proximity premium and Newton MRT adjacency. The nearby freehold Pullman Residences Newton averaged S$3,127 psf in 2025, providing a reference point for what buyers are paying for completed units in this corridor.
Source: EdgeProp Singapore, January 22, 2026 – “GLS 1H2026: Identifying the most sought-after sites.” New Launches Review pricing analysis, December 2025. Pullman Residences Newton transaction data: EdgeProp Singapore.
Timeline
The Bukit Timah Road GLS was awarded November 2025. Assuming 18 to 24 months of development planning, a sales launch in the range of mid to late 2027 is plausible, with TOP around 2031 to 2032.
The Peck Hay Road GLS tender launched April 2026. Developer award expected mid to late 2026. Sales launch estimated 2H 2028 at the earliest, with TOP around 2032 to 2034.
Source: URA GLS tender timeline benchmarks. Stacked Homes, April 2026 – “Two Prime Central GLS Sites Just Launched In Newton And River Valley.”
Which Suits You Better
Choose the Bukit Timah Road GLS if you value the established Bukit Timah residential character, proximity to the Sixth Avenue school belt and a slightly earlier launch timeline.
Choose the Peck Hay Road GLS if your school priority is ACS Junior, you prefer Orchard Road adjacency and the Cairnhill lifestyle, and you are comfortable with a 2H 2028 sales timeline.
For buyers who want to act in 2026, neither of these sites is available yet. The only confirmed 2026 new launch in the broader Bukit Timah corridor is Dunearn House at Dunearn Road, District 11, which opens for preview in Q3 2026.
Source: bukittimahcollection.sg – Dunearn House project page and Peck Hay Road GLS vs Dunearn House comparison, April 2026.
