Government Land Sales (GLS) sites are typically associated with vacant development parcels where developers begin with a blank canvas. The land parcel at Chitty Road and Veerasamy Road completely breaks that convention.
Rather than offering an empty plot, URA has released a fully conserved collection of 18 Art Deco terrace houses located within the heart of the Little India Historic District. Instead of constructing a new condominium, the successful tenderer is expected to restore and adapt an existing heritage estate into either a Serviced Apartments II (SA2) development or, with prior written approval from URA, 18 strata landed houses.
This makes it one of Singapore’s most unusual GLS sites in recent years.
A Government Land Sale That Starts With Existing Buildings
The site occupies approximately 3,407 sqm under a 99-year leasehold tenure, but unlike conventional residential GLS parcels, the Gross Floor Area is not determined by plot ratio or redevelopment intensity.
Instead, the allowable development quantum is effectively constrained by the existing conserved building envelope, meaning developers must work within what already exists instead of maximising new buildable space. The development remains a two-storey conserved residential project, with restoration taking priority over redevelopment.
This fundamentally changes the economics of the project.
Rather than competing to build the tallest or densest residential development, developers are effectively bidding for the opportunity to restore one of Singapore’s heritage residential estates while creating a viable long-term residential product.
Originally Built As Government Quarters Nearly A Century Ago
One of the most interesting aspects of this GLS site is its history.
According to URA’s planning documents, the development comprises two rows of eighteen Art Deco terrace houses built in 1927 as municipal quarters for government employees.
The buildings were later conserved in 1989 as part of the Little India Historic District, preserving both their architectural character and their role within one of Singapore’s most historically significant neighbourhoods.
Rather than replacing these buildings with a new condominium, URA’s vision is for the successful developer to restore them while introducing a new residential use that keeps the district active and lived in.
This reflects a broader planning philosophy in which conservation is not simply about preserving buildings as monuments but about ensuring they continue to function as part of the city.
Why Serviced Apartments II Makes More Sense Than Traditional Apartments
Perhaps the most significant planning decision is URA’s choice to designate the site primarily for Serviced Apartments II (SA2).
The planning concept specifically envisions an attractive residential development that contributes to the heritage district while increasing the live-in population within the Central Area.
Unlike hotels or short-term accommodation, SA2 developments require a minimum stay of three months, positioning them as medium- to long-term housing rather than tourist accommodation.
URA also caps the development at:
- Maximum 36 serviced apartment units
- Maximum 2 units per conserved terrace house
- Minimum average unit size of 35 sqm (nett)
- No strata subdivision permitted under the SA2 scheme
- Each unit must function as a genuine long-term dwelling rather than a hotel room
These restrictions create a very different operational model from that of conventional residential developments.
A Reflection Of Singapore’s Growing Co-Living Market
The planning intent also aligns closely with how Singapore’s residential rental market has evolved over the past few years.
A growing number of operators have successfully converted conservation shophouses and heritage buildings into professionally managed co-living developments targeting expatriates, professionals, digital nomads and corporate tenants seeking flexible medium-term accommodation.
Projects operated by companies such as Cove, Hmlet, Habyt, Coliwoo, The Assembly Place, and several boutique operators have demonstrated sustained demand for heritage properties that offer fully furnished accommodation with communal amenities.
Rather than selling individual apartments, operators generate recurring rental income while maintaining centralised management of the entire development.
This GLS appears well positioned to capitalise on exactly this segment.
The limitation of only two units per conserved terrace also naturally creates larger shared living environments, allowing operators to configure each house into premium co-living suites with generous communal kitchens and living spaces instead of small individual apartments.
Prior Approval Allows An Alternative Strata Housing Model
Although Serviced Apartments II is the primary planning intent, URA also permits the development to be converted into Strata Landed Houses, subject to prior written approval.
If approved:
- Maximum of 18 strata landed houses
- One strata lot per conserved building
- No further subdivision permitted
- Land subdivision remains prohibited
This creates an interesting alternative exit strategy.
Rather than operating the project as a rental asset, a developer could potentially sell each conserved house individually as a strata landed residence, subject to regulatory approval.
Given the scarcity of conserved landed-style homes within Singapore’s city centre, this could appeal to a niche group of buyers seeking heritage residences with unique architectural character.
Conservation Requirements Are Far More Complex Than A Typical GLS
Winning the land tender is only the beginning.
The successful developer must comply with extensive conservation requirements covering almost every architectural element of the buildings.
Among the mandatory restoration works are:
- Retaining the original two-storey building profile
- Restoring the original clay tiled roofs
- Preserving fair-faced brick columns without painting over them
- Reinstating original timber windows, doors and fanlights
- Restoring open verandahs and balconies
- Retaining traditional encaustic tiled flooring where possible
- Preserving original structural grids, beams and columns
- Applying the internationally recognised conservation principles of Retention, Restoration and Repair (3Rs).
The accompanying restoration drawings even specify architectural details such as brickwork patterns, balcony railings, timber louvres, moulded window sills and decorative ventilation openings, illustrating the level of precision expected during restoration.
This is considerably more demanding than developing a conventional residential site.
Modern Services Must Be Carefully Hidden
One challenge of adapting heritage buildings for modern living is integrating contemporary building services without compromising their historic appearance.
URA therefore provides carefully controlled allowances.
For example:
- Roof mezzanines may be introduced within the existing building envelope.
- Lifts are permitted but cannot dominate the roofline.
- Solar panels are allowed only on selected roof slopes.
- Air-conditioning units must be screened from public view.
- Electrical substations and consumer switch rooms are located behind specific houses.
- Mechanical and electrical equipment must remain visually unobtrusive.
The objective is clear.
Residents should enjoy modern living standards while the conserved streetscape continues to appear historically authentic.
Public Realm Remains An Important Planning Consideration
Unlike many private residential developments, portions of the site remain publicly accessible.
The open walkway fronting Houses 44–60 Chitty Road must remain permanently open as part of the public pedestrian network linking Kampong Kapor Road.
No gates, fencing or permanent furniture may obstruct this route.
Meanwhile, the internal back lane offers greater flexibility.
Developers may choose to:
- keep it publicly accessible,
- privatise it as common property,
- create landscaped communal gardens,
- introduce outdoor recreational spaces,
- install BBQ areas,
- or even create selected second-storey open-air connections between the two rows of conserved houses, subject to approval.
This provides opportunities to create a distinctive residential environment without altering the historic streetscape.
The Tender Results Reveal A Significant Valuation Gap
The land tender closed on 28 July 2026, attracting seven bids.
The highest offer came from YK Land Pte. Ltd. at S$35.288 million, substantially above the second-highest bid of S$23.83 million.
The winning bid translated to approximately S$10,357.50 per sqm of site area, highlighting a major divergence in how bidders valued this unique conservation opportunity.
Such a wide pricing gap suggests that bidders likely adopted very different assumptions regarding restoration costs, achievable rental income and the long-term value of operating a heritage residential asset in Little India.
A Different Direction For Singapore’s GLS Programme
The Chitty Road and Veerasamy Road GLS represents a different direction for Singapore’s Government Land Sales programme.
Rather than supplying another high-rise condominium site, URA is encouraging the adaptive reuse of conserved heritage buildings for modern residential living.
The project combines heritage conservation, medium-term housing, and institutional-quality rental operations within one of Singapore’s most culturally significant districts.
With co-living operators continuing to expand their presence across the city, this site comes to market at a time when professionally managed heritage accommodation has become an increasingly established asset class.
Whether ultimately operated as a premium serviced apartment development or approved as a collection of strata landed houses, the successful developer will be tasked with something rarely seen in Singapore’s GLS programme: creating new housing by restoring nearly a century of architectural history instead of replacing it.
Disclaimer: This article is intended solely for informational and educational purposes and does not constitute investment, legal, planning, financial, or professional advice. The analysis is based on publicly available information, including URA tender documents, planning guidelines, and other official sources available at the time of writing. Any opinions, interpretations, projections, or commentary expressed are those of the author and should not be regarded as statements of fact or future outcomes. Planning policies, conservation requirements, development parameters, and regulatory approvals may change over time and remain subject to the relevant authorities’ final decisions. Readers should conduct their own due diligence and seek independent professional advice before making any property, investment, or business decisions based on the information presented in this article.
Article contributed by Jerry Wong.
Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.
