Berlayar Drive GLS Condo Prices, Units Sold & Analysis (D04)

Gallery

Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.

Overview

Berlayar Drive GLS is a pipeline 415-unit 99-year leasehold condominium in D04 (RCR, Central region), with completion expected in 2031.

The site sits about 0.39 km in a straight line from Telok Blangah (CC28), roughly 6 minutes on foot. It has not launched. Our estimated launch range is $3,100–$3,510 psf (est.), anchored on an estimated breakeven of $2,700 psf ppr — see the estimate and its cost stack below.

This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.

Details

The full tracked record for Berlayar Drive GLS, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.

The project

Property type: Condo
Status: GLS Site
Tenure: 99 years
Total units: 415
Estimated completion: 2031

Pricing

Estimated launch psf: $3,100–$3,510est.

Land and cost

Breakeven: $2,700 psf pprest.
Site area: 25,264 sqmest.271,935 sqft, derived from GFA ÷ plot ratio
Gross floor area: 35,369 sqm
Plot ratio: 1.4

Location

District: D04, RCR, Central
Nearest MRT: Telok Blangah CC280.39 km in a straight line, ~6 min walk
Coordinates: 1.26738, 103.80894

Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.

Estimated launch pricing

PropertyInsider’s estimated launch price for this site, and the indicative quantum that range implies at typical unit sizes.

Estimated launch psf

$3,100–$3,510

Breakeven $2,700 psf ppr x 1.15–1.30 margin

2BR indicative quantum

$2.17M–$2.46M

at a typical 700 sqft

3BR indicative quantum

$2.94M–$3.33M

at a typical 950 sqft

4BR indicative quantum

$3.56M–$4.04M

at a typical 1150 sqft

Land attributes

Street: Berlayar Drive
Tenure: 99 years
Plot ratio: 1.4
Site GFA (sqm): 35,369
Units (est.): 415
Developer: Intrepid Investments Pte. Ltd. and GuocoLand (Singapore) Pte. Ltd.

Estimated breakeven

Land ($m): $576.8m
Construction ($m): $208m
Land financing ($m): $91m
Professional / legal / taxes ($m): $94m
Marketing / others ($m): $58m
Est. total cost ($m): $1,027.8m
Est. breakeven ($psf ppr): $2,700

Applying a 15%–30% developer margin to a breakeven of $2,700 psf ppr gives an estimated launch range of $3,100–$3,510 psf. How this model works and how it has performed.

Breakeven is the estimated total development cost divided by gross floor area, in dollars per square foot per plot ratio — the same basis as the land rate. Cost stack: EdgeProp estimates, land awarded 4 Aug 2026. Figures are estimates (est.), not the developer’s accounts.

Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.

Location and connectivity

Where Berlayar Drive GLS sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Telok Blangah (CC28), about 0.39 km away in a straight line, roughly 6 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.

Berlayar Drive GLS is located at 1.26738, 103.80894 in D04, Singapore. The interactive map loads when this section comes into view.

District: D04 · Central · RCR
Nearest MRT: Telok Blangah CC280.39 km in a straight line, ~6 min walk
Coordinates: 1.26738, 103.80894
Tenure: 99 years
Site status: GLS Site

Open this location in Google Maps·Every tracked launch on one map·Primary schools map

The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.

What is nearby

Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.

MRT and LRT stations3 places

Place	By road	Drive	Walk
Telok Blangah MRTCC28 · Circle Line	0.5 km	—	6 min
Labrador Park MRTCC27 · Circle Line	1.2 km	3 min	14 min
HarbourFront MRTNE1 · North East Line	1.9 km	4 min	21 min

Schools6 places

Place	By road	Drive	Walk
Blangah Rise Primary SchoolPrimary school, p1 vacancies available	1.3 km	3 min	15 min
Radin Mas Primary SchoolPrimary school, high P1 demand	2.6 km	5 min	28 min
CHIJ St. Theresa's ConventSecondary · Girls	2.4 km	5 min	26 min
ISS International SchoolInternational school	2.1 km	4 min	23 min
North London Collegiate School SingaporeInternational school	2.3 km	5 min	25 min
S P Jain School of Global Management SingaporeOverseas business school	2.2 km	5 min	24 min

Shopping malls4 places

Place	By road	Drive	Walk
Alexandra Retail CentreShopping mall	1.5 km	3 min	17 min
HarbourFront CentreShopping mall (location approximate)	1.8 km	4 min	20 min
VivoCityShopping mall	2.1 km	4 min	23 min
Depot Heights Shopping CentreShopping mall	2.1 km	4 min	23 min

Hawker centres3 places

Place	By road	Drive	Walk
Telok Blangah Hawker Centre & MarketHawker centre — under construction	0.9 km	—	10 min
Telok Blangah Food CentreHawker centre · 40 cooked-food stalls	0.9 km	—	10 min
Telok Blangah MarketHawker centre · 0 cooked-food stalls	1.0 km	—	11 min

Parks and nature3 places

Place	By road	Drive	Walk
Labrador Nature ParkPark · 13 ha	0.9 km	—	11 min
Labrador Nature ReserveNature reserve	1.0 km	—	12 min
Mount Faber ParkPark · 55 ha	1.6 km	3 min	18 min

Sports and community clubs2 places

Place	By road	Drive	Walk
Telok Blangah CCCommunity club	1.1 km	2 min	13 min
Radin Mas CCCommunity club	2.1 km	4 min	23 min

Healthcare2 places

Place	By road	Drive	Walk
Bukit Merah PolyclinicPublic polyclinic · SingHealth Polyclinics	2.7 km	6 min	—
Alexandra HospitalPublic acute or specialist hospital	3.1 km	7 min	—

Workplaces3 places

Place	By road	Drive	Walk
Mapletree Business CityBusiness and innovation park	Within 2 km	Under 5 min	—
Singapore Science ParkBusiness and innovation park	5–10 km	10–20 min	—
Tanjong PagarCentral business district	5–10 km	10–20 min	—

Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.

Bedroom types and unit prices

Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.

Type	Avg price	Avg psf	Transacted range	Size range	Units sold	Available

Site map

Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.

Elevation chart

Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.

Floor plans

Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.

Virtual tours

Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.

Tower view — what is still available

Latest transactions

Date	Unit	Type	Size	Price	Price psf

How D04 resales have performed

Capital appreciation context for Berlayar Drive GLS: what sellers of completed condos in the same district actually realised on 3,791 matched buy-and-sell pairs (March 1995 to October 2026), including the 20.0% that sold at a loss.

Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 20.0% recorded on completed sales here.

Median annualised return

2.9% p.a.

all 3,791 exits in district D04, winners and losers; 80.0% made money

RCR segment median

3.8% p.a.

46,610 exits island-wide, 90.2% profitable

D04 resalesRCR resales, all districts

Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. Source: URA caveat data, matched pairs.

What past projects here returned

Completed condos in D04 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.

2.9% p.a.middle of the 10 mapped, all exits0.3–12.1%slowest to fastest of the 10$457kmiddle project’s median gain, gross$1,510 psftheir middle average resale psf$3,100–3,510 psfthis launch, estimated (est.) launch range

Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.

Pin colour:10% a year or more6–10% a year3.2–6% (at or above the island median)Below the 3.2% island medianThis launch

Project	TOP	Exits	Profitable	Median ann. return	Median hold	Median gain	Avg psf
The Azure	2008	131	96.9%	12.1% p.a.	4.0y	$1.09M	$1,410
The Berth by the Cove	2006	222	99.5%	9.4% p.a.	5.6y	$924k	$1,169
Caribbean at Keppel Bay	2004	1,098	97.3%	5.4% p.a.	8.5y	$754k	$1,227
Teresa Ville	1986	107	76.6%	3.9% p.a.	8.9y	$665k	$1,954
The Oceanfront @ Sentosa Cove	2010	318	89.0%	2.9% p.a.	4.5y	$552k	$1,609
The Interlace	2013	563	96.6%	2.9% p.a.	8.0y	$363k	$1,161
Harbourlights	1997	172	82.0%	2.6% p.a.	13.9y	$249k	$1,037
The Reef at King's Dock	2024	61	100.0%	2.6% p.a.	4.6y	$178k	$2,341
Skyline Residences	2015	97	71.1%	0.7% p.a.	9.7y	$105k	$1,975
The Coast at Sentosa Cove	2009	195	60.5%	0.3% p.a.	7.8y	$118k	$1,667

Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.

Land cost versus comparable sites

What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.

Primary schools within 1km and 2km

MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.

Map of Berlayar Drive GLS and the 2 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.

Primary school1km ring2km ring

Blangah Rise Primary School≤1km0.97 km (est.)≈ 15 min walkVacancies available · 2026 P1

2A 0.17×2B 0.00×2C 0.23×2C(S) 0.11×

Radin Mas Primary School1–2km1.89 km (est.)≈ 28 min walkHigh demand · 2026 P1

2A 0.99×2B 1.10× • ballot SC 1–2km2C 1.57× • ballot SC 1–2km2C(S) —

Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: primary schools near new launches.