A recorded walkthrough of the $1.5b CapitaLand–UOL site, and how I read its likely launch band against the condos next door.
A launch price band built from the tender record, then held against what the neighbours have actually transacted at. No renders, no unit mix; just the arithmetic.
$1,179 psf ppr plus construction, financing and margin gives a range, not a number. I show the stack and where "$2,500 psf" sits in it.
Riverfront Residences at $1,747 psf and The Florence Residences at $1,877 psf, set against the band block by block.
The 2019 integrated launch at $1,747 psf, its neighbours' 5% to 7% a year through 2025, and when the move happened.
Three routes and the numbers each one needs to be true, on a one-page checklist you can run on your own flat.
A 99-year mixed-use plot at Hougang Avenue 10, directly above Hougang MRT and folded into the new bus interchange and town plaza. Awarded to the CapitaLand–UOL consortium on 14 January 2026 after three bids.
Only 2.1% separated the top two bids. Bars are drawn to scale.
Source: URA tender results and the CapitaLand award announcement, January 2026. Launch pricing is not in either; the "above $2,500 psf" figure is a market estimate.
A land rate only means something next to other land rates. Three that matter here: the last non-landed GLS in Hougang, the most recent integrated site in the east that has already launched, and this one.
| Site | Awarded | Land rate | Launch price |
|---|---|---|---|
| Upper Serangoon Road (Stars of Kovan) | Nov 2014 | $848 psf ppr | launched 2016 |
| Tampines Avenue 11 (Parktown Residence) | Jul 2023 | $885 psf ppr | about $2,359 psf |
| Hougang Central | Jan 2026 | $1,179 psf ppr | not yet launched |
Sources: URA tender records; ERA Singapore research (December 2025); 99.co reporting on Parktown Residence's average selling price. Parktown is a CapitaLand–UOL integrated development, the same partnership as here.
Parktown paid $885 and sold at about $2,359 psf. Hougang Central paid a third more for the land. That ratio, not a press quote, is where the "above $2,500 psf" estimate comes from, and the video shows the working.
A short PDF of the condos within a ten-minute walk of the site, and the three I would watch first.
Sent to your WhatsApp after you watch.
"Most buyers will queue for the launch. I would rather show you what the launch does to the blocks around it."
Everything in the video comes from URA caveats, the tender record and public announcements. Nothing in it is a developer figure, and nothing is a forecast dressed up as fact. Watch first; message me only if the reasoning holds up.
The tender is done and the price logic is already on the table. Time with the numbers now is worth more than an hour in the queue later.
Show me the walkthrough