Singapore – The Johor Regent, Tunku Ismail Sultan Ibrahim, is moving forward with plans to develop approximately 16 hectares of land in Holland Road for low-rise housing, following a land exchange agreement with the Singapore government. The Urban Redevelopment Authority (URA) announced on March 17 that it is proposing to rezone the land from “open space” and “special use” to residential use, after reviewing the development application.
Rezoning and Development Plans
The URA intends to designate a portion of the Holland Road site as a Good Class Bungalow (GCB) area, restricting development to bungalows only. A gross plot ratio of 1.4 has been assigned to another portion of the site, determining the maximum allowable floor area for development. The specific areas designated for each type of development were not detailed in the URA’s statement.
This development follows a land swap completed with the government, designed to move development away from the boundary of the Singapore Botanic Gardens UNESCO World Heritage Site. Following the swap, Tunku Ismail owns 16.6 hectares in the area. The URA has stated that the proposed plans are “compatible and sensitive to the surrounding residential neighbourhood.”
Good Class Bungalow Areas and Market Impact
Currently, there are 39 designated GCB areas in Singapore, including Ridout Park and Eng Neo Avenue. The number of GCB plots resulting from this development will depend on the developer’s detailed plans and adherence to prevailing development guidelines, according to the URA.
According to Mr. Mohan Sandrasegeran, head of research and data analytics at Singapore Realtors Inc, land within GCB areas is “extremely limited and tightly held.” He noted an increase in GCB transactions, with 30 recorded in 2025 compared to 23 in 2024.
Environmental Considerations and Future Plans
Prior to any construction, the developer will be required to conduct environmental studies to mitigate potential impacts on the environment, as the parcels are currently forested. The 13-hectare plot received by Singapore in the land swap will remain undeveloped for the time being, with a portion proposed for rezoning to “open space.” The current “special use” zoning in that area typically accommodates military camps, reflecting its historical use by British forces.
Frequently Asked Questions
What is a Good Class Bungalow (GCB) area?
A GCB area is a designated residential zone in Singapore where only bungalows can be built. There are currently 39 such areas in Singapore, including Ridout Park and Eng Neo Avenue.
What was the purpose of the land swap?
The land swap was carried out to allow Tunku Ismail to develop his Holland Road land parcels further away from the boundary of the Singapore Botanic Gardens UNESCO World Heritage Site.
Will the development impact the surrounding environment?
The developer will be required to carry out environmental studies prior to the start of any works to mitigate any potential impact on the environment.
As the plans move forward, will the proposed rezoning be approved and what specific types of housing will ultimately be developed on the Holland Road site?
