Peck Hay Road GLS
New Launch Condo at District 9, Newton

Peck Hay Road GLS and the Newton Urban Village Transformation

Peck Hay Road GLS sits within a precinct that is undergoing a significant long-term transformation. Under the URA Master Plan 2025, Newton is being repositioned from its current business-oriented character into a more balanced residential and lifestyle hub. White sites and mixed-use developments are planned around Newton MRT as part of this vision.

This is the second GLS residential site to emerge from this transformation corridor. The first was the Bukit Timah Road GLS, awarded in November 2025 to HH Investments at S$1,820 psf ppr after attracting eight bids – a record for CCR residential land since 2018. Peck Hay Road GLS is on the opposite side of Newton MRT from the Bukit Timah Road GLS site, giving the Newton area two distinct residential land parcels facing the interchange from different directions.

Separately, under URA Master Plan 2025, Peck Hay Road itself will be extended in a north-west direction to connect to Scotts Road. This new road connection forms the boundary of the GLS site and will improve the street profile of the development once completed.

For buyers who value long-term neighbourhood uplift, the Newton Urban Village transformation follows a pattern seen in other master-planned precincts across Singapore – where early GLS sites benefit from progressive infrastructure delivery, improving amenities and rising precinct profile over time.

Source: URA Master Plan 2025 – Newton planning area. ERA Singapore Research, December 2, 2025. CBRE Singapore, December 2, 2025. EdgeProp Singapore, November 2025 – Bukit Timah Road GLS record CCR land price.

Location and MRT Connectivity

Newton MRT Interchange sits approximately 210 metres from the Peck Hay Road GLS site – a comfortable three to four minute walk for adults and a safe independent walk for school-going children.

Newton MRT serves two lines simultaneously:

1. North-South Line (NSL)

Connects residents northward through Novena, Bishan and Woodlands, and southward through Orchard, Dhoby Ghaut, City Hall, Raffles Place and Marina Bay.

2. Downtown Line (DTL)

Connects residents westward through Stevens, Botanic Gardens and Sixth Avenue toward Bukit Timah, and eastward through Bugis, Downtown and Expo.

This dual-line interchange gives Peck Hay Road residents one of the most comprehensive daily commute networks available from any residential address in Singapore, without requiring a train change for most major destinations.

Beyond MRT, the site benefits from direct road access to the CTE, which connects north to Bishan and south to the CBD, and to Scotts Road, which links directly to Orchard Road approximately one kilometre away.

Source: New Launches Review, December 15, 2025 – MRT distance of 210 metres confirmed. CBRE Singapore GLS 1H 2026 commentary, December 2, 2025. LTA MRT network maps – Newton Interchange NSL and DTL connectivity.

Schools Near Peck Hay Road GLS

Education is one of the strongest demand drivers for properties in this part of District 9. The Newton and Cairnhill area is home to a cluster of highly sought-after primary schools, several of which fall within the 1km priority registration band from the Peck Hay Road GLS site.

1. Within 1km

• Anglo-Chinese School Junior – approximately 0.5km. One of Singapore’s most competitive boys’ primary schools. Properties within 1km of ACS Junior consistently attract strong family demand and support long-term resale performance. Families considering ACS Junior balloting can read our guide on condos within 1km of ACS Junior near Newton MRT.

2. Within 1 to 2km

• St Joseph’s Institution Junior – a highly regarded Catholic boys’ primary school
• Singapore Chinese Girls’ School Primary – a SAP girls’ school with strong enrolment demand
• St Margaret’s Primary School – an established girls’ mission school
• River Valley Primary School – a popular co-ed school with consistent demand

3. Secondary Schools within 1 to 2km

• Anglo-Chinese School (Barker Road)
• Singapore Chinese Girls’ School (Secondary)

For families planning around primary school admission, this cluster gives Peck Hay Road GLS one of the strongest school proximity profiles of any GLS site released in 1H 2026. The 1km ACS Junior access in particular is a rare advantage – the number of private residential addresses that qualify for this priority band is limited, and demand from families planning ahead for boys’ school admission is consistent.

Important note: ACS Junior is expected to relocate to Tengah around 2030 as part of the broader Newton transformation. Families should verify the school’s location and relocation timeline directly with MOE before making a purchase decision based on school proximity.

Source: New Launches Review school proximity analysis, December 15, 2025. ERA Singapore, December 2025 – ACS Junior proximity cited as key demand driver. MOE Primary 1 Registration Framework – Phase 2C 1km priority rules.

Lifestyle and Daily Convenience

Residents of the Peck Hay Road development will have access to one of the most well-served daily convenience networks in Singapore.

1. Food and Dining

Newton Food Centre sits approximately 0.4km from the site – one of Singapore’s most iconic hawker centres and a genuine neighbourhood anchor for daily meals. Pek Kio Market and Food Centre is approximately 1.6km away, and Tekka Market approximately 1.6km.

2. Grocery and Retail

FairPrice at Balmoral Plaza is approximately 0.6km from the site. Orchard Road’s full retail strip – including ION Orchard, Paragon, Scotts Square, Tang Plaza and Ngee Ann City – is within approximately 1km, accessible on foot or a short drive.

3. Lifestyle Clubs and Recreation

Tanglin Club is approximately 0.5km from the site and The American Club approximately 0.6km – both are popular social and recreational anchors for expatriate and local family communities in this corridor. Mount Emily Park and Istana Park provide green space within easy reach.

4. Healthcare

Novena’s medical hub – home to Mount Elizabeth Hospital, Gleneagles and the broader Novena healthcare cluster – is accessible via a short drive or direct NSL ride from Newton MRT.

Source: New Launches Review amenities analysis, December 15, 2025 – distances to Newton Food Centre, Balmoral Plaza, Tanglin Club and The American Club. ERA Singapore, December 2025 – Novena healthcare cluster proximity.

Investment and Rental Outlook

1. Precedent Pricing in the Newton Corridor

The nearby Bukit Timah Road GLS site attracted eight bids and was awarded at S$1,820 psf ppr in November 2025 – a record for CCR residential land since 2018. Analysts note that unsuccessful bidders for the Bukit Timah Road site are likely to redirect their attention to Peck Hay Road, suggesting competitive bidding and a land cost that reflects premium CCR pricing.

The freehold Pullman Residences Newton, located within 500 metres of the Peck Hay Road site, achieved an average transacted price of S$3,127 psf in 2025, representing a 4.5% increase since its 2019 launch. Based on land cost expectations and current CCR pricing benchmarks, analyst estimates for the Peck Hay Road GLS launch price range from approximately S$3,200 to S$3,500 psf for typical units. This is indicative only and subject to change.

2. Rental Demand Fundamentals

The Newton and Cairnhill corridor consistently attracts expatriate tenants – particularly families with children enrolled at ACS Junior, SCGS and the international schools cluster in the Orchard and Tanglin area. Dual-line MRT access and proximity to Orchard Road support above-average rental yields relative to comparable CCR addresses.

3. Limited CCR Supply

New private residential supply in District 9 is structurally limited. Peck Hay Road GLS, once developed, will join a small number of new launches in this corridor. This supply constraint, combined with consistent family and expatriate demand, supports long-term capital and rental performance.

Source: EdgeProp Singapore, January 22, 2026 – Pullman Residences Newton S$3,127 psf average, 4.5% increase since 2019 launch. New Launches Review, December 15, 2025 – launch psf estimate of S$3,200 to S$3,500. URA award of Bukit Timah Road GLS – record CCR land price confirmed by EdgeProp Singapore and ERA Singapore, November 2025.

Peck Hay Road GLS vs Bukit Timah Road GLS

Both sites sit near Newton MRT Interchange but occupy opposite sides of the interchange and serve slightly different buyer profiles.

The Bukit Timah Road GLS, awarded to HH Investments at S$1,820 psf ppr, is positioned along the Bukit Timah Road side of Newton MRT and benefits from closer proximity to the school belt extending toward Sixth Avenue and the Dunearn Road corridor. Its developer HH Investments will be developing approximately 340 units.

The Peck Hay Road GLS sits on the Scotts Road and Cairnhill side of Newton MRT, with closer proximity to Orchard Road, the ACS Junior 1km catchment and the lifestyle cluster around Tanglin and Cairnhill. Its approximately 315 units serve a buyer profile that leans toward city-fringe convenience and prestige address positioning.

For buyers comparing the two, the practical difference comes down to lifestyle orientation – Bukit Timah Road GLS draws more strongly on the established residential school belt character, while Peck Hay Road GLS draws on Orchard proximity, ACS Junior access and premium CCR lifestyle. Both are 99-year leasehold and both are near Newton MRT.

Source: URA GLS data. EdgeProp Singapore, November 2025 – Bukit Timah Road GLS award.

Peck Hay Road GLS vs Dunearn House

For buyers comparing options across the broader Bukit Timah corridor, the most practical difference between Peck Hay Road GLS and Dunearn House is timeline.

Dunearn House at Dunearn Road, District 11, is the only confirmed 2026 new launch in this corridor. Floor plans, pricing and showflat access are expected from Q3 2026. Buyers who are ready to commit in 2026 can view, evaluate and purchase Dunearn House within months.

Peck Hay Road GLS is still at tender stage. Once awarded – expected mid to late 2026 – the developer will spend approximately 18 to 24 months planning, appointing architects and preparing for launch. Public sales are not expected until 2H 2028 at the earliest.

Both sites suit own-stay families and investors who value CCR and CCR-adjacent locations, school proximity and dual-line MRT access. The choice ultimately comes down to whether a buyer wants to move in 2026 at Dunearn House – where institutional analysts from CBRE and SRI Research estimate a launch range of S$2,900 to S$3,100 psf – or wait for a prestige District 9 address at broadly estimated S$3,200 to S$3,500 psf in 2028.

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

Source: bukittimahcollection.sg – Dunearn House project page and Peck Hay Road GLS vs Dunearn House comparison, April 2026. Dunearn House psf range: CBRE Singapore estimate S$2,900 to S$3,000 psf and SRI Research estimate S$2,910 to S$3,100 psf, both based on land cost of S$1,410 psf ppr – EdgeProp Singapore, June 2025. Peck Hay Road GLS psf range – New Launches Review analyst estimate, December 2025.

Who Does Peck Hay Road GLS Suit Best

1. Families planning for ACS Junior admission

The 1km priority catchment for Anglo-Chinese School Junior is one of the most powerful demand drivers for this address. Families planning 5 to 10 years ahead for boys’ primary school admission will find limited alternatives in the CCR that offer this combination of MRT access and school proximity.

2. Investors targeting the CCR expatriate rental market

The Newton corridor consistently produces strong expatriate rental demand. Dual-line MRT, Orchard Road proximity and the international schools cluster support above-average rental yields for a CCR address.

3. Buyers who want District 9 prestige with practical connectivity

Peck Hay Road delivers a genuine Cairnhill and Newton address with walkable MRT access and Orchard Road within reach – without the congestion of being on Orchard Road itself.

4. Buyers planning ahead beyond 2026

For households that are not ready to commit in 2026 but want to be positioned for a 2028 to 2030 purchase, monitoring the Peck Hay Road GLS tender closely is worthwhile. The developer award will set the pricing benchmark and give buyers a clearer picture of launch expectations.