Greater Southern Waterfront: Here's Everything We Know so Far about the Area (Including the 6,000 Upcoming BTO Flats)

Mary Wu
Greater Southern Waterfront: Here's Everything We Know so Far about the Area (Including the 6,000 Upcoming BTO Flats)
The Greater Southern Waterfront was first announced in 2013. It comprises 30km of coastline stretching from Gardens by the Bay East all the way to Pasir Panjang. That’s 2,000ha of land – twice the size of Punggol, six times the size of Marina Bay and approximately the area of 465 Padangs.
The Greater Southern Waterfront was thrown into the limelight again after the National Day Rally 2019, when more plans for the Greater Southern Waterfront were announced. Plans for the area include a slew of housing projects, new attractions and offices. Pulau Brani would also be developed into a fun and recreational island, and the two decommissioned power stations at Pasir Panjang would also be redeveloped.
Most recently, HDB announced on 12 April 2022 that 6,000 flats will be built in the Greater Southern Waterfront area, on the current Keppel Club site. Within the next three years, these BTO flats will be launched for sale. Another 3,000 private housing units will be built on the 48ha site.
Grandiose plans have been laid out, and stunning artist impressions extoll the visual virtues of the Greater Southern Waterfront. But what is it really, and how great will it really be when it’s finally completed, post-2040? Here’s everything we know about the Greater Southern Waterfront – especially regarding the plan for the 9,000 new homes in the area!

Where Is the Greater Southern Waterfront?

The Greater Southern Waterfront stretches from Gardens by the Bay East to Pasir Panjang, comprising these areas:
  • Gardens by the Bay East
  • Cruise Hub & Coastal Park at Marina South/Straits View
  • Keppel & Tanjong Pagar Terminals
  • Mount Faber – Harbourfront
  • Keppel – Labrador
  • Pasir Panjang Power District
  • Pasir Panjang Terminal
  • Pulau Brani
  • Sentosa
By taking full advantage of Singapore’s southern coastline, there can be more opportunities to improve how we live, work and play.
This will be done through:
  • More private and public housing options with waterfront promenades and open spaces;
  • More office spaces to bring about more job opportunities and benefit those staying in the area; and
  • More recreational and entertainment for residents.

Greater Southern Waterfront URA Masterplan Overview

Of course, it’s a massive project, and re/development will take place in stages. Phase 1 starts with the former Pasir Panjang Power District, Keppel Club and Mount Faber, to be completed in the next five to 10 years.
According to the URA Masterplan, here are the broad strokes for these three areas:

Powering-up Pasir Panjang

The first was a public call for ideas to transform the former power district of Pasir Panjang into an extraordinary destination for all to enjoy. Participants were tasked to envision future possibilities for the unique site and to celebrate its distinctive heritage. The winning creative submissions were showcased earlier this year.

Improving Accessibility

The URA Masterplan also outlined future plans of connecting various places of interest along the Greater Southern Waterfront via a continuous waterfront promenade. A new funicular system at Mount Faber to carry visitors from the foothills to the hilltop and cable car station is also under study and could be ready by 2023. This would also improve accessibility to the rest of the 10km-long Southern Ridges.

Urban Living: Upcoming Greater Southern Waterfront BTO and Private Property

Following the expiry of Keppel Club’s lease in 2021, the site will be redeveloped into a new residential precinct with access to the waterfront, nature, and convenient public transport links.
The site is located in the mature HDB estate of Bukit Merah, and bounded by Bukit Chermin, Telok Blangah Road, and Berlayer Creek.

Greater Southern Waterfront: What’s In the Pipeline?

The full detailed plans have yet to be laid out, but here’s what we know so far about what’s coming up for the Greater Southern Waterfront.

1. 6,000 Greater Southern Waterfront BTO Flats and 3,000 Private Property Units

When Keppel Club’s lease expires in December 2021, the 48ha plot, which currently houses a golf course and club facilities will be redeveloped for housing.
A total of 9,000 homes will be built, of which 6,000 homes will be Greater Southern Waterfront BTO flats and the remaining 3,000 homes are expected to be private housing units. These BTO units will be launched in the next three to five years.
Future residents of the Greater Southern Waterfront BTO flats can expect sweeping views of greenery (just one of the benefits of living near nature). Other green features of the estate include green roofs, landscaped terraces and green corridors that will cut through the estate. The nearest MRT stations are Circle Line stations Labrador Park and Telok Blangah MRT stations.

Are the Greater Southern Waterfront BTO Flats Under the PLH Model?

Greater Souther Waterfront BTO flat
Site of the current Keppel Club. Source: URA
Seeing that the site is located in the mature HDB town of Bukit Merah so close to the city centre, it’s likely these flats will come under the Prime Location Public Housing (PLH) model. While this remains unconfirmed for now, we will get more details closer to the launch of the flats.
The last BTO launch in the area was the Telok Blangah Beacon May 2021 Bukit Merah BTO project. Only 3-room and 4-room flat types were available, with a very limited 175 units up for grabs. It’s no wonder that the BTO application rates for the launch were highly competitive, with an overall application rate of 5.8 for the 3-room flats, and 49.6 for the 4-room flats.
We wouldn’t be surprised if we saw similarly competitive rates for the upcoming Greater Southern Waterfront BTO flats either!

Estimated Prices of the Greater Southern Waterfront BTO Flats

Considering the location, prices of past PLH launches and launches in the area, a 3-room flat at the upcoming Greater Southern Waterfront BTO flats may range between $400,000 to $500,000. 4-room flats could cost between $600,000 to $700,000.
$400,000 to $500,000
From $419,000
From $304,000
$332,800 to $658,000
$600,000 to $700,000
From $602,000
From $445,000
$500,000 to $980,000
While 5-room flats are unlikely to be offered, it could be possible for 2-room Flexi flats to be offered. Some blocks could potentially be set aside as rental units, so as to provide more housing options for Singaporeans across various income levels and to discourage gentrification of the neighbourhood.

2. More Office Spaces In the Greater Southern Waterfront: the Next CBD?

Not all the big boys are located in the central business district (CBD) of Singapore. There are already big names such as Google, Cisco and Unilever with swanky offices in the Greater Southern Waterfront.
If you do a cursory search for companies in Mapletree Business City (that’s in Pasir Panjang), you’ll find other brands such as Pfizer, Samsung and software company SAP Asia.
With more office spaces planned for the area, there’ll be space for more of the big boys, which means more jobs for us! In addition, if you’re lucky enough to live and work in the area, that means a short commute and more time for things dear to you.
Who knows, the CBD might even be extended all the way up to the Pasir Panjang area in the future.

3. The Two Old Power Stations in Pasir Panjang Will Be Developed Into… a New Club? A Park? A Creative Hub?

Source: URA
Source: URA
Seeing how the St James Power Station was transformed from a coal-fired power station to a (now former) nightlife destination, it’s not a stretch to wonder if the two old power stations in Pasir Panjang will share the same fate since power is going underground, anyway.
It’s anyone’s guess what will become of the area, but if the winning submissions from the ideas competition are a major clue, sustainability and nature are the key themes, with the district to be transformed into a “nature-centric mixed-use precinct with residential, lifestyle and commercial functions intertwined with parks, water features and recreational facilities”.
Another winning idea that received a special mention is one that transforms Power Station A into a creative hub, alongside residential and hotel use.

4. More Public Transport Links in the Greater Southern Waterfront with New MRT Stations Coming Up

Right now, the western Greater Southern Waterfront area is served by MRT stations on the Circle Line and North East Line. But there’ll be even more MRT stations coming up, with the construction of the Thomson-East Coast Line (TEL) and the upcoming link on the Circle Line to, well, make it come full circle.

MRT Stations Serving the Greater Southern Waterfront Area

MRT station serving the Greater Southern Waterfront Area
MRT line
North East Line and Circle Line
Telok Blangah
Circle Line
Labrador Park
Circle Line
Pasir Panjang
Circle Line
Haw Par Villa
Circle Line
Marina South (upcoming)
Thomson East Coast Line
Gardens by the Bay (upcoming)
Thomson East Coast Line
Tanjong Rhu (upcoming)
Thomson East Coast Line
Keppel (upcoming)
Circle Line
Cantonment (upcoming)
Circle Line
Prince Edward Road (upcoming)
Circle Line
There are also some MRT stations that are relatively nearby, such as Tanjong Pagar (East West Line), Downtown (Downtown Line), Bayfront (Downtown Line and Circle Line) and Marina Bay (North South Line).

5. A Mini “Sentosa” on Pulau Brani?

This one is really exciting: one of the plans announced is to redevelop Pulau Brani – aka that island between Singapore and Sentosa – into a mini Sentosa clone.
Pulau Brani currently serves as home to Port of Singapore’s Brani Terminal and is being used as a container port. The port lease for Brani is due to expire in 2027 and this terminal, along with PSA’s other city terminals, will relocate to Tuas by 2040.
As announced by Sentosa Development Corporation in September 2019, Brani will have a new waterfront park and the island’s port heritage will be retained through markers. There will also be a futuristic discovery park as well as a nature and heritage trail (Ridgeline) that connects Mount Faber, Pulau Brani, Mount Serapong and Mount Imbiah to Fort Siloso.
There will also be a resort likely called “Downtown South” built on Pulau Brani for NTUC members. Similar to Downtown East, the major recreational area could have a resort, amusement park, event spaces and shops.

6. Sentosa Will Also Get a Facelift

Just because there’s a new kid in town doesn’t mean longtime attraction Sentosa will be out of the spotlight. The Sentosa-Brani Masterplan also outlines major rejuvenation of Sentosa Island in the years to come.
The first milestone project is a $90 million, 30,000 sq m multi-sensory walkway that is expected to be completed in 2022. The two-tiered Sentosa Sensoryscape walkway will be about the size of 5.5 football fields and will connect Sentosa’s southern beaches to Resorts World Sentosa on the northern part of the island.
The Brani-Sentosa precinct will also be redeveloped according to five zones: Vibrant Cluster (festive, attractions, performance space), Island Heart (literally the “heart” of the island, it will boast both indoor and outdoor attractions with views of Mount Serapong), Waterfront, Ridgeline and Beachfront. Each zone will have customised digital exhibitions and light events.
Sentosa’s golden beaches will also be in for a facelift. The beach promenade will have sheltered event spaces and a major beach event space featuring a water show. There will also be new family-friendly water and beachfront attractions, alongside new bars and fairgrounds.
In addition, Sentosa will have an enhanced transport network for better accessibility. This includes the new funicular system at Mount Faber serving the foothills to the hilltop cable car station that could be ready by 2023.

7. More Green Spaces, Nature Trails in the Greater Southern Waterfront, with Better Accessibility to These Verdant Landmarks

Back on the mainland, there will be more trails connecting the various parks and reserves in the Greater Southern Waterfront for better accessibility to these green spaces.
It has been announced that four new parks will be built in the Labrador and Alexandra neighbourhoods, with two of these four parks built by 2025. These parks will cover more than 200ha and be part of a new Labrador Nature Park Network
Some things we can look forward to:
  • Pasir Panjang Park will be extended to link to Labrador Nature Rserve to West Coast Park
  • A waterfront extension at Pasir Panjang Power District
  • A 0.4ha waterfront extension at King’s Dock by 2024
  • A 2ha park (Alexandra Nature Park) by 2025, which will include a 500m trail
  • A 6.5ha park comprising Berlayer Creek
  • A 7ha park, with four green corridors running through the upcoming BTO development
These connecting trails will be linked to a continuous waterfront promenade, and this linkway would comprise green lungs such as a future Pasir Panjang Linear Park to connect Labrador Nature Reserve with West Coast Park, through Pasir Panjang’s working container port and Power District.
The possibilities are endless. For example, the Tanjong Pagar railway station end falls within the jurisdiction of the Greater Southern Waterfront, so we could also potentially head up to the Rail Corridor route from the Greater Southern Waterfront, all the way up to Woodlands.
Other connections could link up places of interest along the waterfront to the hilltops, possibly to Mount Faber or other points along the Southern Ridges, for a seamless connection to Brani-Sentosa and other areas in the Greater Southern Waterfront.
Just like the Round Island Route, hopefully, we can jog/walk/cycle from each end of the Greater Southern Waterfront and to other parts of the island in the future.

What’s in Store for the Greater Southern Waterfront

There’s much potential for the Greater Southern Waterfront area, not just for property owners but for Singapore residents and tourists from all walks of life. However, we’ll need to be patient as planning and development for such a large-scale project takes time.
Meanwhile, waterfront living in Singapore is still totally possible. Check out these 6 waterfront condos with sea views in the East Coast and Harbourfront areas. Or be a first-mover and find a property in the Greater Southern Waterfront area now.
Many of us might be well into our silver years once the Greater Southern Waterfront fully takes shape post-2040, but are still excited for what’s to come in the next five to 10 years. How about you?
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This article was written by Mary Wu, who hopes to share what she’s learnt from her home-buying and renovation journey with PropertyGuru readers. When she’s not writing, she’s usually baking up a storm or checking out a new cafe in town.
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