Bukit Timah Road GLS
New Launch Condo at Newton MRT, District 9

The Developer: HH Investment

HH Investment Pte Ltd is the Singapore subsidiary of Taiwan’s Huang Hsiang Construction Corp – an established property developer with a track record spanning residential and commercial developments in Taiwan and the broader Asia region.

In Singapore, HH Investment’s previous completed project is Balmoral Place, a 28-unit freehold apartment on Balmoral Crescent in District 10, completed in 2000. The Bukit Timah Road GLS represents HH Investment’s first major Singapore CCR new launch condominium – a significant step up in scale and visibility that reflects the group’s confidence in the Singapore prime residential market.

The competitive nature of the award is itself a credibility signal. HH Investment outbid seven other developers – including Wing Tai Holdings, a CapitaLand Development-Mitsubishi Estate Asia consortium and China Overseas Land and Investment – submitting a bid 12.3% higher than the second-place offer of S$1,621 psf ppr. This margin of conviction indicates a developer with clear intent and financial capacity to deliver a premium product at this address.

Further project details – including the development name, architect, unit mix and showflat arrangements – will be released by HH Investment as the project approaches its launch window. Register below to receive updates when these are confirmed.

The Other Newton MRT New Launch: Peck Hay Road GLS

The second private residential GLS site in the Newton Urban Village transformation is the Peck Hay Road GLS – located on the opposite side of Newton MRT Interchange, facing Scotts Road and Cairnhill.

While both sites are near Newton MRT and part of the same Urban Village masterplan, they suit different buyers. Bukit Timah Road GLS draws on the Bukit Timah residential character and school belt. Peck Hay Road GLS draws on Orchard Road proximity and the Cairnhill lifestyle. The tender for Peck Hay Road GLS launched in April 2026, with public sales not expected before 2H 2028 – approximately one year after the estimated Bukit Timah Road GLS launch window.

Read our full side-by-side: Peck Hay Road GLS vs Dunearn House comparison.

For a detailed side-by-side, read our Peck Hay Road GLS vs Dunearn House comparison.

Bukit Timah Road GLS and the Newton Urban Village Transformation

The Bukit Timah Road GLS is not a standalone development – it is the first private residential launch in a planned transformation of the Newton precinct that will unfold over the next 10 to 15 years.

Under the URA Master Plan 2025, approximately 26 hectares around Newton MRT Interchange are being redesignated as a mixed-use Urban Village. The vision includes approximately 5,000 new homes distributed across three clusters – Newton Circus, Scotts Road and Monk’s Hill – alongside new community facilities, green public spaces and a central community plaza near Newton MRT and Newton Food Centre.

Newton Urban Village – Artist impression of the planned Newton precinct transformation under the URA Master Plan 2025. The Newton Urban Village will bring approximately 5,000 new homes, new green spaces and a mixed-use community hub around Newton MRT Interchange across three clusters – Newton Circus, Scotts Road and Monk’s Hill. The Bukit Timah Road GLS is the first private residential development to be awarded within this transformation precinct. Source: Urban Redevelopment Authority, Singapore.

This transformation follows the same structural logic that Singapore buyers have seen before. A precinct that enters a master-planned uplift phase tends to reward early-mover buyers who purchase before the infrastructure and amenities materialise. The Bukit Timah Road GLS, as the first private residential site to be awarded in this precinct, sits at the beginning of that timeline – not the end.

The scale of competition for the site confirms this thesis. Eight developers bid for the Bukit Timah Road GLS – making it one of the most competitive CCR tenders in 2025. The winning bid of S$1,820 psf ppr was the highest price paid for a CCR residential GLS site since April 2018, when a consortium paid S$2,377 psf ppr for the Cuscaden Road site that became the ultra-luxury Cuscaden Reserve.

For a full overview of the Newton Urban Village transformation, read our dedicated guide: Newton Urban Village – What the URA Master Plan 2025 Means for Property Buyers.

Bukit Timah Road GLS: Location and MRT Access

Newton MRT Interchange – Dual Line Access

The Bukit Timah Road GLS site sits directly adjacent to Newton MRT Interchange – one of Singapore’s most strategically positioned MRT stations. Newton serves both the North-South Line and the Downtown Line, giving residents direct access to:

• Orchard Road – 1 stop
• Novena – 1 stop
• Botanic Gardens – 2 stops via DTL
• Stevens – 1 stop via DTL
• Bugis – direct via DTL
• Marina Bay and CBD – direct via NSL and DTL

For professionals commuting to the CBD or families making school runs, the dual-line interchange at the doorstep is a significant practical advantage – one that very few new launch sites in Singapore can claim.

Driving and Road Access

Residents with vehicles benefit from direct access to major arterial routes:

• Bukit Timah Road – connects directly to Sixth Avenue, Holland and the Bukit Timah school belt
• Scotts Road – connects to Orchard Road in minutes
• Central Expressway (CTE) – rapid access to the CBD and the north
• Pan Island Expressway (PIE) – east-west connectivity

The Newton area is compact and well-connected. Most key destinations – Orchard, Novena, the CBD – are within 10 to 15 minutes by car.

Bukit Timah Road GLS: Schools

The Newton area has one of the strongest school clusters in the Core Central Region. Families shortlisting the Bukit Timah Road GLS site typically do so with the following schools in mind:

Within 1km (Priority Registration Band)

• Anglo-Chinese School Junior (ACS Junior) – Winstedt Road
• St Joseph’s Institution Junior (SJI Junior) – Essex Road

Within 1 to 2km

• Singapore Chinese Girls’ School Primary
• St Margaret’s Primary School
• River Valley Primary School

Families planning around ACS Junior should note that the school is expected to eventually relocate in connection with broader urban redevelopment. Buyers planning 5 to 10 years ahead should verify the current and planned school address directly with MOE before making a purchase decision based on school proximity.

For a detailed breakdown of condominiums within 1km of ACS Junior, read our dedicated guide: Condos within 1km of ACS Junior near Newton MRT.

Bukit Timah Road GLS: Lifestyle and Amenities

The Newton address combines the convenience of a central Singapore location with a surprising range of lifestyle amenities within walking distance:

• Newton Food Centre – 0.4km – one of Singapore’s most iconic hawker centres
• Balmoral Plaza – 0.6km – neighbourhood dining, cafes and daily essentials
• United Square – 0.8km – family-oriented mall with enrichment centres and F&B
• Novena Square and Velocity – 1km – full retail and lifestyle amenities
• The American Club – 0.7km
• Tanglin Club – 0.8km
• Orchard Road shopping belt – approximately 1km by foot or 1 MRT stop
• Novena Medical Hub – 1km – Tan Tock Seng Hospital, Mount Elizabeth Novena

The Newton area suits buyers who want city-fringe convenience without city-centre density. The streets around Newton Circus are quieter than Orchard Road but within easy reach of everything the core city offers.

Bukit Timah Road GLS: Investment and Rental

Expected Pricing

Based on the land cost of S$1,820 psf ppr and current construction cost benchmarks, analysts estimate the Bukit Timah Road GLS will launch in the range of S$3,400 to S$3,600 psf for typical units. Premium stacks and high floors may exceed this range. Official pricing has not been released by HH Investment.

For reference, the nearby freehold Pullman Residences Newton – completed in 2025 at Dunearn Road – has been averaging approximately S$3,127 psf in resale transactions. The comparable 99-year leasehold Kopar at Newton has averaged approximately S$2,500 psf. The Bukit Timah Road GLS, with its superior MRT adjacency and first-mover Newton Urban Village position, is expected to price above both benchmarks.

Rental Fundamentals

Newton consistently attracts strong expatriate tenant demand, driven by three overlapping tenant profiles:

• CBD professionals – short commute to Raffles Place, Marina Bay and Shenton Way via NSL
• Medical professionals – proximity to Novena medical hub, Tan Tock Seng Hospital and Mount Elizabeth Novena
• Expatriate families – ACS Junior and SJI Junior proximity, international school accessibility

Limited new CCR supply over the past decade has kept rental yields in the Newton corridor healthy. The last new private residential project to launch in this precise Newton MRT precinct was Kopar at Newton in 2022 and Pullman Residences Newton in 2019. The Bukit Timah Road GLS will be the first new CCR GLS product in this specific location when it launches in 2027.

Bukit Timah Road GLS vs Peck Hay Road GLS: Key Differences

Both sites are near Newton MRT Interchange and are part of the Newton Urban Village transformation. The key differences are:

• Location: Bukit Timah Road GLS is on the western side of Newton MRT, facing Bukit Timah Road and the school belt. Peck Hay Road GLS is on the eastern side, facing Scotts Road and Orchard Road.
• Lifestyle orientation: Bukit Timah Road GLS draws on the Bukit Timah residential corridor and school belt character. Peck Hay Road GLS draws on Orchard Road proximity and the Cairnhill lifestyle.
• Timeline: Bukit Timah Road GLS is estimated to launch mid to late 2027. Peck Hay Road GLS tender only launched in April 2026 – public sales not expected before 2H 2028.
• Expected PSF: Bukit Timah Road GLS est. S$3,400 to S$3,600 psf. Peck Hay Road GLS est. S$3,200 to S$3,500 psf.

Read the full comparison: Peck Hay Road GLS vs Dunearn House comparison.

For buyers who want to act in 2026 within the broader Bukit Timah corridor, Dunearn House at Dunearn Road in District 11 is the only confirmed new launch available for purchase. It launches in Q3 2026 with TOP expected 2030 to 2032.

Who Does Bukit Timah Road GLS Suit Best

1. Families planning for ACS Junior or SJI Junior

Both schools are within the 1km priority registration band. For families where ACS Junior or SJI Junior is the primary school target, this site offers the combination of school proximity and Newton MRT access that few CCR addresses can match.

2. CBD and Orchard professionals

Newton MRT Interchange on the doorstep means Orchard Road in 1 stop and Raffles Place in under 15 minutes by rail. For professionals who commute daily to the core city, this address eliminates commuting friction entirely.

3. Medical professionals at Novena

Tan Tock Seng Hospital and Mount Elizabeth Novena are approximately 1km away. The Newton corridor is the natural address for medical professionals who want to minimise travel between home and workplace.

4. Investors targeting expatriate tenant demand

Newton has historically commanded strong expat rental demand due to school access, MRT connectivity and Orchard proximity. The Bukit Timah Road GLS, as the first new CCR launch at this address since 2022, will attract sustained interest from the tenant market.

5. Buyers who value first-mover positioning

Entering the Newton Urban Village at the first available private residential GLS positions buyers ahead of the precinct’s infrastructure delivery and rising profile. The same dynamic played out in Marina Bay, Jurong Lake District and Tengah.