Johor Regent to develop 16ha Holland Road land for low-density housing, including GCBs
The Urban Redevelopment Authority has proposed rezoning land owned by Tunku Ismail Sultan Ibrahim in Holland Road for residential use following a land swop with the Singapore Government. The development will include low-rise housing and Good Class Bungalows.
- The Urban Redevelopment Authority is proposing to rezone 16.6 hectares of land from open space and special use to residential use.
- The development follows a land swop deal where the State received 13 hectares of land abutting the Singapore Botanic Gardens in exchange for 8.5 hectares.
- Proposed plans include low-density housing and Good Class Bungalows, subject to environmental mitigation studies on the currently forested site.
SINGAPORE: The Johor Regent, Tunku Ismail Sultan Ibrahim (Tunku Ismail), is set to develop approximately 16 hectares of land in the Holland Road area for low-rise residential housing.
This follows the completion of a land swop agreement with the Singapore Government.
In a statement released on 17 March 2026, the Urban Redevelopment Authority (URA) confirmed it had reviewed the development application submitted by Tunku Ismail.
The agency is now proposing to rezone the land from open space and special use to residential.
A specific portion of the site intended for housing has been assigned a gross plot ratio of 1.4.
The URA intends to designate the remainder of the land as a Good Class Bungalow (GCB) area, restricted to bungalow constructions.
This rezoning process, if approved, will facilitate the formal development plans of Tunku Ismail.
The plot ratio serves as the regulatory mechanism determining the maximum allowable floor area for any future development on the site.
The initiative stems from an announcement made on 10 June 2025 by the URA and the Singapore Land Authority (SLA). The agencies detailed a land swop involving a 13-hectare plot abutting the Singapore Botanic Gardens.
Under the terms of the agreement, the Republic received the 13-hectare plot while Tunku Ismail received an 8.5-hectare piece of state land. Government agencies stated at the time that the two swopped plots were of comparable value.
The primary objective of the swop was to ensure that Tunku Ismail could proceed with residential development further away from the boundary of the Singapore Botanic Gardens. The gardens are a protected UNESCO World Heritage Site.
As a result of the exchange, Tunku Ismail now owns a total of 16.6 hectares in the vicinity. The URA has assessed the site as suitable for low-rise and low-density residential uses, including the proposed GCBs.
A technical review conducted by various government agencies concluded that the proposed development plans are compatible with the surrounding residential neighbourhood. The URA noted the plans are sensitive to the existing environment and local context.
Should the rezoning receive final approval, the URA will officially designate the relevant residential portion as a GCB area. This designation reflects the specific high-end housing type intended for the development.
Singapore currently maintains 39 designated GCB areas, including locations such as Ridout Park and Eng Neo Avenue. These areas represent the most prestigious and lowest-density form of residential land use in the country.
The Holland Road parcels are currently largely forested. The URA has stipulated that the developer must conduct comprehensive environmental studies before any physical works begin on the site to mitigate potential ecological impacts.
Regarding the 13-hectare plot acquired by the state, the URA indicated that the land will remain undeveloped for the time being. This decision allows the government to keep future plans for the site flexible.
To support this hold on development, a portion of the 13-hectare plot is being proposed for rezoning from special use to open space. This change ensures the land remains clear of immediate construction.
The existing special use zoning for parcels in this area historically reflected military purposes. These designations were largely inherited from the period when the land was occupied and utilised by British military forces.
