Where Life, Work and Play Come Together
A New Waterfront Neighbourhood Is Taking Shape
Where Life, Work and Play Come Together
A New Waterfront Neighbourhood Is Taking Shape
*Images used are for illustration purposes only
Register your interest today to get access to preview updates and early bird special offers upon availability!
Register your interest today to get access to preview updates and early bird special offers upon availability!
Singapore does not create a new waterfront neighbourhood every day.
Berlayar Estate will transform the former Keppel Club site into a 48-hectare residential district within the Greater Southern Waterfront. Around 10,000 homes are planned—approximately 7,000 public housing flats and 3,000 private homes.
At the heart of this new neighbourhood is the first Berlayar Estate GLS site, a 99-year leasehold residential parcel expected to yield about 745 private homes. Selected units may potentially enjoy partial sea views, depending on the development’s final design, unit orientation and surrounding structures.
This is city-fringe living with a different rhythm. Nature is close, HarbourFront and VivoCity are one MRT stop away, and major employment areas remain within easy reach.
For families, it means more time together. For young professionals, work and recreation fit more naturally into the day. And for investors, it offers an early position within one of Singapore’s most significant waterfront transformations.
*Images used are for illustration purposes only
*Images used are for illustration purposes only
What Makes Berlayar Drive Stand Out?
For Families: More Time for What Matters
Family life becomes easier when work, shopping and recreation are all nearby.
Weekends can begin with a walk at Labrador Nature Reserve, a cycle along the future green corridors or a short trip to VivoCity and Sentosa. Berlayar is also planned as a car-lite estate with parks, pedestrian-friendly routes and cycling connections built into the neighbourhood.
Children can grow up with nature around them, while parents remain connected to the city and everyday conveniences.
For Investors: Demand From Different Buyer Groups
The future condominium may appeal to:
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With only about 3,000 private homes planned within a much larger 10,000-home estate, private housing will form a relatively limited part of Berlayar’s residential supply.
For Young Professionals: Work Smart, Play Hard
Berlayar sits in an attractive middle ground—close to the city without being caught in its constant rush.
Get to work efficiently. Meet friends at HarbourFront after hours. Have dinner at VivoCity, head to Sentosa or spend the weekend exploring the Southern Ridges.
Less time commuting. More time actually living.
What Makes Berlayar Drive Stand Out?
*Images used are for illustration purposes only
For Families: More Time for What Matters
Family life becomes easier when work, shopping and recreation are all nearby.
Weekends can begin with a walk at Labrador Nature Reserve, a cycle along the future green corridors or a short trip to VivoCity and Sentosa. Berlayar is also planned as a car-lite estate with parks, pedestrian-friendly routes and cycling connections built into the neighbourhood.
Children can grow up with nature around them, while parents remain connected to the city and everyday conveniences.
For Investors: Demand From Different Buyer Groups
The future condominium may appeal to:
• Families upgrading from Bukit Merah, Queenstown and nearby mature estates
• Future upgraders from the approximately 7,000 public homes planned in Berlayar
• Professionals working around HarbourFront, Mapletree Business City, one-north and the CBD
• Tenants seeking MRT convenience, city access and nearby recreation
• Buyers who want a private home within a newly planned waterfront neighbourhood
With only about 3,000 private homes planned within a much larger 10,000-home estate, private housing will form a relatively limited part of Berlayar’s residential supply.
For Young Professionals: Work Smart, Play Hard
Berlayar sits in an attractive middle ground—close to the city without being caught in its constant rush.
Get to work efficiently. Meet friends at HarbourFront after hours. Have dinner at VivoCity, head to Sentosa or spend the weekend exploring the Southern Ridges.
Less time commuting. More time actually living.
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*Images used are for illustration purposes only
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A Manhattan-Inspired Lifestyle—with a Singapore Twist
Berlayar is not Manhattan, of course. But the lifestyle idea is similar: live near major employment centres, move around easily and keep dining, recreation and social life within reach.
Here, that experience comes with more nature and breathing space.
HarbourFront provides the buzz. Sentosa brings leisure and entertainment. The CBD keeps business opportunities close. Berlayar becomes the calmer home base.
Wake up near the water. Get to work efficiently. Meet friends after hours. Be home without a long cross-island journey.
Work smart. Play hard. Live well in between.
Connected to the Rest of Singapore
The Berlayar opportunity is supported by several long-term demand drivers rather than one single attraction.
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Why New Condominiums in New Estates Often Perform Well
A new condominium in a newly planned estate has one important advantage: much of the surrounding environment improves alongside it.
New residents move in. Shops and services open. Parks mature. Transport connections improve. Each completed part makes the neighbourhood more convenient and attractive.
Past developments offer useful examples.
Lentor Modern: Strong First-Mover Demand
Lentor Modern was the first private development launched in the new Lentor Hills estate.
Owners who bought at launch (PSF ranging from $1,880 to $2,132 in late 2022) are now selling between $2,224 and $2,519 PSF—translating to gross profits of $387,000 to $590,700 per unit. Annualised returns across these transactions cluster between 4.8% and 6.3%, with holding periods of roughly 3 to 4 years.
The average transacted prices have climbed from around $1,968 at launch to a high near $2,453, marking a +13.75% increase over the period tracked—with the upward trajectory accelerating noticeably from late 2025 onward.
Lentor Modern's performance underscores the appeal of combining first-mover positioning, direct MRT access, and daily convenience—a formula that continues to reward its earliest buyers.
Watertown: Growing With Punggol
Watertown was launched while Punggol was still developing into today’s waterfront town.
Its position beside Punggol MRT, the waterway and Waterway Point allowed buyers to enter before the wider neighbourhood was fully established. As Punggol’s population and amenities grew, Watertown became one of the town’s most recognisable private developments.
Watertown’s average price grew by approximately 43.36% from 2012 to 2026. Selected owners who held their units for about 8 to 14 years recorded gross profits exceeding $1 million, with annualised returns ranging from approximately 4% to 7.5%.
Bidadari: From New Estate to Established Community
Bidadari started as an entirely new public housing estate. Today, its parks, MRT connections, community facilities and integrated developments have created a sought-after city-fringe neighbourhood.
The Woodleigh Mall, Woodleigh MRT and growing residential population now support one another. Every completed component adds to the usefulness of the whole estate.
As Bidadari matured into a more established and convenient neighbourhood, prices at The Woodleigh Residences grew by approximately 41.91% from its initial launch period in 2019 to 2026. It shows how buying early in a well-planned new estate may allow owners to benefit as the population grows, amenities open and the neighbourhood becomes increasingly desirable—although future performance will still depend on entry price and market conditions.
Could Berlayar Follow a Similar Path?
Berlayar begins with several promising ingredients:
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These factors do not guarantee appreciation. However, they give Berlayar a strong foundation and reduce its reliance on any single future development.
For families, it offers a more balanced way of living.
For professionals, it keeps work and recreation within easy reach.
For investors, it provides access to a limited pool of private homes within a growing waterfront community.
Berlayar is still at the beginning. And sometimes, being early is the most interesting part.
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Copyright 2026 - Residences @ Berlayar Estate - All Rights Reserved
*Note: The term "Residences @ Berlayar Estate" is a provisional title for an upcoming development in Berlayar Drive.
The official name has not been announced by the developers, and the temporary title "Residences @ Berlayar Estate" may be subject to change.
Copyright 2026 - Residences @ Berlayar Estate - All Rights Reserved
*Note: The term "Residences @ Berlayar Estate" is a provisional title for an upcoming development in Berlayar Drive.
The official name has not been announced by the developers, and the temporary title "Residences @ Berlayar Estate" may be subject to change.