The Lorong Puntong / Sin Ming Avenue site is on the Confirmed List and closes for tender on 15 Sept 2026, small footprint, high ceiling, 99-year lease.
haioURA opened tender on a 0.43-hectare residential plot at Lorong Puntong / Sin Ming Avenue on 25 Jun 2026. Bids close 15 Sept 2026. Small footprint, 11,993 sqm of maximum floor space, and a 120m height cap.
GLS Supply (past decade)
Sin Ming Avenue sits inside the Bishan planning area. Here is everything URA has actually put on the table:
| Item | Figure |
|---|---|
| Site | Lorong Puntong / Sin Ming Avenue |
| Land use | Residential (Confirmed List) |
| Site area | 0.43 ha (4,283.1 m²) |
| Gross plot ratio | 2.8 |
| Maximum gross floor area | 11,993 m² |
| Maximum building height | 120m (SHD) |
| Lease | 99 years |
| Tender launched | 25 Jun 2026 |
| Tender closes | 15 Sept 2026 |
A plot ratio of 2.8 against a 120m cap points to height rather than spread. URA has not published a unit yield for this site.
That is the part worth internalising. A Confirmed List site goes to tender on a fixed date regardless of developer appetite, unlike a Reserve List site, which only launches if someone triggers it. So if you own in Bishan, new stock near you is scheduled, not conditional.
If you are waiting to buy a launch here, the number that matters does not exist yet. The winning land bid sets the floor under the eventual launch price, and no bid is public until the tender closes on 15 Sept 2026. Anyone quoting you a price for this site today is guessing.
And this is not a volume play. At 0.43 ha, whoever wins is likely pricing a single tightly-sized tower, not a sprawling mixed-unit development.
The site is 99-year leasehold. Before you accept that as a rounding error on a new launch, look at what leasehold has actually delivered against freehold in the same district.
Freehold vs Leasehold Returns
haio market data, not from this release.
And read the district itself against the rest of the island before you price in a Bishan premium.
District PSF Comparison
haio market data, not from this release.
What favours this site: it is on the Confirmed List in an established, mature estate, and it is small enough that it is unlikely to flood anyone's resale market.
What should give a buyer pause: 99 years, a compact site, and a launch price that will be dictated by a land bid nobody has seen. Waiting until 15 Sept 2026 costs you nothing. Buying a nearby resale on the assumption that this launch will reset prices upward costs you plenty if the bid comes in soft.
See how District 20 compares before you pay anyone's launch premium.
Estimate only, not financial advice. A model-generated guide from public data, not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.