DOVER DRIVER E S I D E N C E SDOVER DRIVE · DOVER-MEDWAY · DISTRICT 5
Beside one-north.
First in Dover-Medway.
Dover Drive Residences is a new 99-year leasehold condo planned on Dover Drive, about 0.34 km from one-north MRT. It is the first site sold in Dover-Medway, a new neighbourhood in URA's master plan. The developer has not yet released a name, prices or floor plans. Confirmed facts are sourced. Estimates are labelled.
Get to know the project
Coming up Preview date not announced · estimated 2027
See what’s confirmedTHE PROJECT
Dover Drive Residences is the new private condo planned on the Dover Drive government land sale site in District 5. URA sold the land on 31 March 2026 to a joint venture of Qingjian Realty, Forsea and Jianan. URA estimates the site can hold about 625 homes, with shops and a childcare centre on the first storey.
The name is this website’s working name, taken from the road. The developer has not announced an official name. You may also see the site called the Dover Drive GLS, or the Dover Road site, which is what URA called it before the tender.
The site is the first one sold in Dover-Medway, a new neighbourhood URA is planning along Dover Road. Unit sizes, prices and floor plans come with the official sales material, closer to the launch.
Read the published sources| Address | Dover Drive, District 5 |
|---|---|
| Tenure | 99 years |
| Zoning | Homes with commercial use on the 1st storey |
| Estimated homes | About 625 (URA estimate) |
| Site area | 13,517.2 sq m (about 145,500 sq ft) |
| Maximum GFA | 56,773 sq m (611,099 sq ft) |
| Plot ratio | 4.2 (GFA ÷ site area) |
| Height limit | 160 m above sea-level datum |
| Launch | Not announced |
Sources: URA tender award and URA site details (Annex A). GFA is gross floor area, the total floor space URA allows. Plot ratio is our calculation from URA’s two figures.
LATEST NEWS
Research checked
Keppel, Cantonment and Prince Edward Road stations opened on 12 July 2026. That closed the gap between HarbourFront and Marina Bay, so the Circle Line now runs as a full loop.
For one-north, the nearest station to the Dover Drive site, it means a direct train to the south end of the CBD without changing lines. The developer has still not announced a name or a preview date for the project.
Read LTA’s Circle Line 6 pageURA awarded the site to CNQC Realty (Prime), Forsea Residence and Jianan Realty Investments (1) for S$951,000,999. That is about S$1,556 per square foot of floor area allowed on the site.
Read the URA awardSix developer groups bid for the site. The top bid beat the second by about S$39.8 million.
See every bid in the land-price section below.
See the tender figuresLAND PRICE & TENDER
The developer paid S$951,000,999 for the Dover Drive site, about S$1,556 per square foot per plot ratio (psf ppr). Psf ppr is the land price divided by the floor area URA allows on the site. It tells you what the land cost, not what a home will cost.
Source: URA tender award, 31 March 2026. Our check: S$951,000,999 ÷ 611,099 sq ft of allowed floor area = S$1,556 psf ppr.
99-year site
13,517.2 sq m of land
Six groups bid when the tender closed on 26 March 2026. The winning bid was S$39.8 million, or 4.2%, above the second. Four of the six bids landed within 6.6% of the top one.
| Bidder | Bid | Land rate | Below the winning bid |
|---|---|---|---|
| CNQC Realty (Prime), Forsea Residence & Jianan Realty Investments (1) | S$951.00m | $1,556 psf ppr | Winning bid |
| SMCL Dover 3 & CSC Land Group (Singapore) | S$911.16m | $1,491 psf ppr | S$39.8m (4.2%) |
| Frasers Property Phoenix & Hoi Hup Pinnacle | S$889.16m | $1,455 psf ppr | S$61.8m (6.5%) |
URA full tender results (all six bids). Land rates and gaps are our calculations from URA’s unrounded bids and the maximum floor area of 56,773 sq m.
The winner paid a clear premium over the next bidder, but it was not an outlier. Four developers valued the land within a few percent of each other.
The rate itself is high for the area. CBRE noted that it is the highest paid for a site of this type in the city-fringe market since 2017. The group also paid more than it did for its two Media Circle sites nearby, so expect the launch price to start higher too.
Land prices in 2026 do not forecast home prices in 2031.
Two published estimates exist, and they are far apart. CBRE expects an average launch price of S$2,800 to S$2,900 psf. PropertyInsider’s model adds up land, building, financing and sales costs to reach a break-even of S$2,756 psf ppr, then adds a 15% to 30% margin. That gives S$3,170 to S$3,580 psf.
On a 700 sq ft two-bedroom, the gap between the two views is about S$190,000 to S$550,000. Treat both as estimates until the price list is out.
Low end from CBRE, high end from PropertyInsider’s model. The launch price may fall outside this range.
CBRE commentary, 27 March 2026 · PropertyInsider cost model, data dated 15 August 2026, read 11 September 2026. The model’s cost figures are estimates, not the developer’s accounts. How the model works.
The table applies the lowest and highest published estimates to three unit sizes. The sizes are PropertyInsider’s typical sizes for each type, because the developer has not released the unit mix or floor areas.
| Home type | Typical size | At $2,800 psf | At $3,580 psf |
|---|---|---|---|
| 2-bedroom | 700 sq ft | $1.960m | $2.506m |
| 3-bedroom | 950 sq ft | $2.660m | $3.401m |
| 4-bedroom | 1,150 sq ft | $3.220m | $4.117m |
PROJECT TIMELINE
Four milestones are done: the master plan, the tender, the award and the Circle Line loop. The launch and completion dates are estimates, because the developer has not announced them.
URA sets out a new neighbourhood of public and private homes along Dover Road, beside one-north.
URA Draft Master Plan 2025URA puts the site up for sale. It had been called the Dover Road site in the land sales programme.
URA tender launchThe Qingjian, Forsea and Jianan joint venture submits the highest bid.
URA tender resultsThree new stations link HarbourFront to Marina Bay, giving one-north a direct line to the south of the CBD.
LTA Circle Line 6The developer has not set a date. PropertyInsider estimates a preview between April and June 2027.
PropertyInsider estimatePropertyInsider estimates completion around 2031. The developer has not published a completion date.
PropertyInsider estimateDISCOVER DOVER DRIVE RESIDENCES
The project has no facility list yet. What it does have is a location you can visit today. The MRT station, the schools and the one-north business park are already there. The new neighbourhood around the site is still to come.
Sources: URA award, 99.co on the developer’s Media Circle sites, URA Draft Master Plan 2025, Malay Mail on the 6,000-home first phase, PropertyInsider distances and JTC on Kampong AI.
ARTISTIC IMPRESSIONS
The developer has not released the facility list or the approved design. These artistic impressions show the kind of setting a new condo here could offer. The real facilities, finishes and views will be in the official sales material.
For illustration only. These images do not show the approved design, facilities, finishes or views at this project.
CONNECTIVITY
one-north MRT on the Circle Line is the nearest station, about 0.34 km from the site in a straight line. Buona Vista, one stop away, connects to the East West Line. Since 12 July 2026 the Circle Line also runs direct to Prince Edward Road, at the south end of the CBD.
Go one way on the Circle Line for Buona Vista and the East West Line. Go the other way through HarbourFront to reach Prince Edward Road without changing trains.
Station sequence: LTA rail network and LTA Circle Line 6. This is a rail map, not a travel-time estimate. Add your own walk and waiting time.
Every route below starts at one-north station. Add your walk from home, the wait for a train and any change of line to get your real commute.
| Destination | Route | What’s there |
|---|---|---|
| Buona Vista | 1 stop on the Circle Line | East West Line interchange |
| Kent Ridge | 1 stop on the Circle Line | National University Hospital and NUS |
| Holland Village | 2 stops on the Circle Line | Holland Village food and shops |
| Botanic Gardens | 4 stops on the Circle Line | Downtown Line interchange |
| HarbourFront | 6 stops on the Circle Line | North East Line, VivoCity and Sentosa |
| Prince Edward Road | 9 stops on the Circle Line, via HarbourFront | South end of the CBD (opened July 2026) |
| Raffles Place | 1 stop to Buona Vista, then 7 stops on the East West Line | Central business district |
Route reference: LTA rail network. Check operating hours and service updates before you travel.
The 0.34 km figure is a straight line. Your real walk depends on which exit you use, the crossings on the way and where the condo entrance is built. Try it on a weekday morning.
View nearby amenitiesBuses run along Dover Road beside the site. Look up the services that go towards your usual destinations, and where the nearest stop is.
Check bus routes on Google MapsThe Ayer Rajah Expressway (AYE) is close by. Compare routes to your office at the hour you would actually drive. A quick drive on a Sunday tells you nothing about Monday at 8am.
Check a road route on OneMap
Make one weekday morning trip to work and one trip home in the evening. Note the crossings, the shelter and how far you walk at each change of line. That tells you more than any advertised travel time.
URA plans cycling paths and sheltered walkways for Dover-Medway. Until they are built, make sure today’s walk to one-north MRT already works for you.
FLOOR PLANS & LIVING SPACES
Two units with the same bedroom count can feel very different. When the plans arrive, check where your furniture would fit, how much storage you get, and how much of the floor area you can really use.
Then check the facing. A unit’s view and noise depend on what it looks at: the roads around the site, the school, or land that is still to be built on in Dover-Medway.
The developer has not released any official layouts. The sample plans below are for illustration only, to help you practise reading a plan. Tell us which bedroom types you want and we will send the official plans when they are out.
For illustration only · Not the official Dover Drive Residences floor plans
IllustrativeOpen full size Official plan pending
Check that the bedroom takes a queen bed with space to walk around it, plus a wardrobe.
IllustrativeOpen full size Shown with study · Not to scale
Check whether the study fits a desk and chair, or only works as storage.
IllustrativeOpen full size Illustrative layout · Not to scale
Check which bedrooms share a bathroom, and how far each one is from it.
IllustrativeOpen full size Illustrative layout · Not to scale
Check the storage. A store room matters more as a household grows.
IllustrativeOpen full size Illustrative layout · Not to scale
Check the kitchen. Separate dry and wet kitchens suit households that cook often.
PRICING & PREVIEW
The developer has not released prices yet. The land-price section sets out the two published estimates and turns them into total prices for typical unit sizes. Compare those numbers with the price list once it is published.
THE INVESTMENT QUESTION
For own-stay buyers, the case rests on things that exist today: an MRT station 0.34 km away, a primary school across the road and large employers nearby. For investors, the launch price will decide it, and published estimates range from S$2,800 to S$3,580 psf.
Judge this project against nearby launches you can buy today. Hudson Place Residences, from the same developer group, is listed at about S$2,450 to S$2,490 psf. Every dollar above that needs a reason you can name, such as the shorter walk to the MRT. Do not buy on the hope that prices will rise.
The station, the schools, the hospital and the business park are already built and in use. Visit before the launch and see how they fit your daily routine.
The site is the first one sold in a new neighbourhood, and it sits closer to one-north MRT than the group’s Media Circle projects. The completed Circle Line loop has also shortened trips to the south of the CBD.
The developer paid the highest land rate on record for a housing site in the one-north area. Expect launch prices to start higher than at other nearby launches. The higher you pay, the more the market has to rise before you make money.
More homes are coming. Dover-Medway and Mediapolis are both planned for thousands of new homes, which could compete with yours when you sell or rent. Construction runs to about 2031, and nearby sites may still be under construction when you move in.
These projects are selling now or sold recently, within District 5 or the Greater one-north area. The ranges come from PropertyInsider’s launch tracker, read on 11 September 2026.
A range mixes high floors with low and big units with small. Compare units of a similar size and floor, look at the total price as well as the psf, and check the distance to the MRT yourself.
| Project | Where and status | psf range |
|---|---|---|
| Hudson Place Residences | Same developer group, Media Circle · 66% sold | $2,450–$2,491 |
| Lyndenwoods | Singapore Science Park · fully sold | $2,376–$2,483 |
| Terra Hill | District 5 · 79% sold | $2,519–$2,708 |
| Elta | District 5 · 83% sold | $2,300–$2,640 |
| Dover Drive Residences | Not launched · published estimates | $2,800–$3,580 |
Source: PropertyInsider’s nearby launches list. The last row is the published estimate range from the land-price section, not a price. Past sales do not predict returns.
RENTAL SENSITIVITY
Take a 700 sq ft two-bedroom at S$3,000 psf, a price between the two published estimates. That is S$2.1 million. For a 3% gross yield, you would need rent of S$5,250 a month. The rent table shows the figures for 2%, 2.5% and 3.5%. These figures do not include stamp duty, legal fees, empty months, maintenance, property tax or your mortgage.
Gross yield is the yearly rent divided by the price you paid. It ignores costs, so a unit can show a healthy yield and still lose money once the mortgage and empty months are counted.
| Target gross yield | Monthly rent required |
|---|---|
| 2.0% | $3,500 |
| 2.5% | $4,375 |
| 3.0% | $5,250 |
| 3.5% | $6,125 |
Calculation: S$2,100,000 × target yield ÷ 12. This is the rent you would have to charge to hit each yield, not a rent forecast.
Assessment informed by PropertyInsider’s Dover Drive research, CBRE’s tender commentary, 99.co on the one-north land-rate record and the primary sources linked above. This is general analysis of the project, not financial advice for your situation. No forecast of returns is made.
YOUR BUYING GUIDE
Start with your financing and build a shortlist. When sales open, follow the developer’s booking procedure. Registering on this website does not reserve a unit or give you priority in a ballot, and nothing is secured until the booking documents and sale agreement are signed.
Ask a bank for an in-principle assessment first. Add up your cash and CPF, the stamp duties, the legal fees, and a buffer for later payments. HDB and EC owners should check eligibility and the minimum occupation period.
Have this readyYour maximum loan and how much cash you can put in, by when.
Leave your details on this page and tell us your preferred bedroom type. We will send the e-brochure, the price list and the preview schedule as soon as the developer releases them.
Have this readyA confirmed appointment, or the registration steps the developer has published.
Study the plans, sizes, facings and finishes. Rank your choices and decide the most you will pay for each before you go in. Have a second and third choice ready in case your first is taken.
Have this readyA ranked shortlist, with the most you will pay for each unit.
By law, the developer must give you the project and unit information before it can take a booking fee. That fee runs between 5% and 10% of the purchase price for licensed developers selling uncompleted homes. Check the amount and the official payment instructions first. Once you pay, the developer issues your Option to Purchase.
Have this readyAn Option to Purchase for a specific unit.
Appoint a conveyancing lawyer to review the Sale and Purchase Agreement and explain how to exercise the option before expiry. Confirm the balance downpayment and stamp-duty deadlines. You have 14 days after signing to pay stamp duty to IRAS, or 30 days after the document reaches Singapore if you sign overseas.
Have this readyA signed agreement, the option exercised, and every payment made on time.
Follow the payment schedule in your signed agreement. Coordinate cash, CPF and loan drawdowns with your bank and lawyer as each notice arrives. Keep the documents and receipts, and keep your contact details current so the developer’s notices reach you.
Have this readyFunds ready for each payment stage in the contract.
BOOKING FEE EXAMPLE
This is a worked example, not a real price. The booking fee is only the first payment, so plan for the remaining downpayment, stamp duties and legal fees too.
An Option to Purchase costs you money if you walk away. Under the standard developer OTP, a developer may forfeit 25% of the booking fee if the option is not exercised before it expires. Have your lawyer explain the terms before you pay.
On the S$105,000 example above, 25% is S$26,250. Check your actual contract with your lawyer.
General process: URA buying-property guide. Booking fee: Housing Developers Rules. Unexercised-option terms: URA guidance on Options to Purchase. Stamping deadlines: IRAS: when to pay stamp duty. Reviewed 11 September 2026. Your signed documents and professional advice govern the transaction.
Ask for the e-brochure, the price list or an appointment update using the enquiry form.
COMMON QUESTIONS
Dover Drive Residences is the name this website uses for the new condominium planned on the Dover Drive government land sale site in District 5, Singapore. URA sold the site on a 99-year lease on 31 March 2026 and estimates it can hold about 625 homes. The developer has not announced the official project name yet.
No. The developer has not announced a name. This website uses Dover Drive Residences as a working name based on the road. Other websites use other names, such as Dover Residences. None of them is official until the developer announces it.
The site is on Dover Drive, off Dover Road, in the Queenstown planning area of District 5. It is the first site sold in Dover-Medway, the new neighbourhood URA is planning beside one-north. Fairfield Methodist School is about 0.18 km away in a straight line.
About 0.34 km in a straight line, according to PropertyInsider, which estimates a walk of about 5 minutes. The real walk depends on where the condominium entrance is built and which station exit you use, so check the route yourself.
The developer has not announced a preview or launch date. PropertyInsider estimates a preview between April and June 2027. EdgeProp reported in March 2026 that analysts expected a launch about 12 to 15 months after the land award. Both are estimates.
URA awarded the site to CNQC Realty (Prime) Pte. Ltd., Forsea Residence Pte. Ltd. and Jianan Realty Investments (1) Pte. Ltd. They are the joint venture of Qingjian Realty, Forsea and Jianan. The same group is behind Bloomsbury Residences and Hudson Place Residences at Media Circle nearby.
S$951,000,999, which works out to about S$1,556 per square foot per plot ratio. That rate is the land price divided by the 611,099 sq ft of floor area URA allows on the site. It is a land cost, not the price of a home.
No prices have been released. CBRE expects an average launch price of about S$2,800 to S$2,900 psf. PropertyInsider's cost-based model estimates S$3,170 to S$3,580 psf. The two estimates are far apart, and the developer sets the real price.
It is an estimate only. A 700 sq ft two-bedroom at the published range of S$2,800 to S$3,580 psf would cost about S$1.96m to S$2.51m before stamp duty and fees. The real unit sizes and prices have not been released.
URA estimates about 625 homes and says the developer's actual number may vary. The developer has not published the unit mix, the number of towers or the floor plans.
Yes. URA zoned the site for homes with commercial use on the first storey. The tender conditions require at least 550 sq m of floor area for a childcare centre and allow up to 3,000 sq m for commercial use.
Fairfield Methodist School (Primary) is about 0.18 km away in a straight line. New Town Primary and Henry Park Primary are between 1 km and 2 km away. These are estimates; confirm the official distance with OneMap's school query once the development has an address.
Dover-Medway is a new housing neighbourhood along Dover Road, set out in URA's Draft Master Plan 2025. It will mix public and private homes near one-north and Kent Ridge MRT stations. Press reports put the first phase at about 6,000 homes. Dover Drive is the first site sold there.
one-north is on the Circle Line. Buona Vista, one stop away, connects to the East West Line. Botanic Gardens, four stops away, connects to the Downtown Line. Since 12 July 2026, trains also run through HarbourFront to Prince Edward Road, nine stops away.
No. The images are artistic impressions. They give a feel for the style of living, not the approved design, facilities, finishes or views at Dover Drive Residences. The floor plans are illustrative layouts, not the developer's plans.
No. The form sends us your details and what you want to receive. It does not hold a unit or give you priority in a ballot. Units are sold through the developer's own sales process, which has not been published yet.
BE FIRST TO KNOW
Tell us what you are looking for. Ask for the e-brochure, the price list or a preview appointment, and pick a time that suits you. We will send each item when the developer releases it.
Sending an enquiry does not reserve a unit or confirm a viewing.
This website publishes an independent guide to Dover Drive Residences and takes enquiries about the project. Site facts, the tender result and the zoning come from URA’s own releases, linked on this page. Price estimates, distances and nearby-launch figures come from named research sources and are labelled where they appear. We checked the land rate, plot ratio and bid gaps ourselves from URA’s figures.
The images on this page are artistic impressions, and the floor plans are illustrative layouts. We review the information whenever this page is updated. An update date does not mean every outside dataset was refreshed that day. Use the enquiry form to flag a correction. The developer’s approved documents remain the reference for any purchase.
Additional research: PropertyInsider: Dover Drive project analysis · CBRE: tender commentary · EdgeProp: tender coverage, 27 March 2026 · JTC: Kampong AI. Some sources report the commercial space as 3,550 sq m. We use URA’s figures: at least 550 sq m for childcare and up to 3,000 sq m for commercial use.
Reviewed 11 September 2026. This is an independent project information and enquiry website, not the developer’s official website.
URA: Dover Drive tender award, 31 March 2026 · URA: tender results, 26 March 2026 · URA: site details and conditions · URA: Draft Master Plan 2025 · LTA: Circle Line 6
“Dover Drive Residences” is a working name used by this website. The developer has not announced the official project name. All images are artistic impressions and all floor plans are illustrative layouts, not developer-approved project imagery or plans. Confirm specifications, prices and dates with the official sales documents. Nothing on this page forms part of a contract.