The Berlayar Estate Masterplan: HDB Towers, Green Corridors and Car-Lite Rules Around Berlayar Close

Most writing about the Greater Southern Waterfront stays at the level of the whole coastline. A buyer weighing a future home at Berlayar Close needs something closer to the ground: who the neighbours will be, how tall their blocks are, where the shops and green links go, and how parking is being handled. HDB has now published two sales brochures for public housing in the new Berlayar estate, and they answer more of those questions than the headline masterplan does.

Here those HDB documents are read alongside URA's parcel data for Berlayar Close. Everything specific to the Berlayar Close condominium itself, including the developer, project name, unit mix, prices, parking and completion date, has not been announced yet because the site has not been tendered.

Why the estate plan matters more than the coastline headline

URA's Central Region plan says the former Keppel Golf Course site will see 10,000 new public and private homes, as a first step in the waterfront transformation. HDB's location plans for its Berlayar projects show Berlayar Close as one of the roads in the same new street grid as Berlayar Street and Berlayar Drive. In practice, a Berlayar Close resident will live inside a new estate, with large HDB projects, that is still being built, not beside a finished neighbourhood. For the wider coastline story, see our Telok Blangah waterfront guide. The focus here stays on the estate itself.

The two HDB projects published so far

HDB project	Sales exercise	Where HDB places it	Blocks and heights	Homes
Berlayar Residences	October 2025	Between Berlayar Street and Berlayar Drive, alongside two green corridors leading to Telok Blangah MRT Station	4 blocks, 19 to 46 storeys	880 2-room Flexi, 3-room and 4-room flats in 3 blocks, plus a 4th block of rental flats
Berlayar Rise	June 2026	Next to Telok Blangah MRT Station, bounded by Berlayar Street and Berlayar Drive	6 blocks, 33 to 49 storeys	1,976 2-room Flexi, 3-room and 4-room flats

HDB offers the flats in both projects as Prime flats under its flat classification framework. For a private buyer, the key figure is height. Public blocks of up to 49 storeys are part of the estate's planned skyline. Whether a particular Berlayar Close stack looks towards greenery, the water or a neighbouring tower depends on a site plan that does not exist yet.

Estate-wide design rules HDB has set out

Both brochures describe the same planning intent for the whole Berlayar estate:

• Green share: up to 10 hectares, or 20%, of the estate is set aside for parks and open spaces.
• Green corridors: four corridors 30 to 60 metres wide run through the estate, providing recreation space and ecological connectivity between the Southern Ridges and Labrador Nature Reserve.
• Terraced skyline: buildings use staggered heights, inspired by the Bukit Merah hills, to form a terracing skyline along the coast.
• Orientation: blocks are oriented to maximise views of the surrounding greenery and waterfront, and step down in height towards green spaces and ecological corridors to help bird movement.

These are HDB's rules for its own projects. HDB also notes that the land uses on its plans reflect URA's Draft Master Plan 2025 and that everything shown remains subject to change and planning approval. How far similar height or orientation controls apply to the private Berlayar Close parcel will only be clear from URA's detailed sale conditions. URA currently expects to release them in December 2026.

Daily amenities: what is inside the estate and what is nearby

Need	What HDB's brochures describe
Groceries and food	Berlayar Rise's 6-storey car park has commercial space on the ground level, including a supermarket, an eating house, restaurants, cafes and shops. HDB says shops and eating houses will be available within the Berlayar estate.
Hawker food and market	A new food centre and market at Telok Blangah Beacon in the neighbouring Telok Blangah estate, expected to be completed by 2027
Preschool and community spaces	Preschools in both BTO projects, a residents' network centre at Berlayar Rise, playgrounds, fitness corners and roof gardens. HDB says these project facilities will be accessible to the public.
Larger shopping and library	VivoCity and the HarbourFront library
Community programmes	Telok Blangah Community Club
Primary schools HDB names in the town	Blangah Rise Primary School, CHIJ St. Theresa's Convent, Radin Mas Primary School and CHIJ (Kellock)

HDB names these schools as options in Bukit Merah town. It does not say anything about Primary One priority distances. Any family planning around P1 registration should check the exact home-to-school distance once the Berlayar Close address and block positions are confirmed.

Car-lite: the question most private buyers will ask

HDB describes Berlayar Residences as a car-lite precinct within the gazetted Berlayar estate car-lite area. For its own car parks, HDB states that season parking will be reduced and restricted to residents, that a second or further car will be charged a higher season rate, and that short-term visitor lots will be limited.

Those rules are written for HDB car parks. No published source yet says how many car park lots the Berlayar Close condominium will have or whether any car-lite requirement applies to it. That depends on the sale conditions and on the eventual developer's design. If you need two or more lots, or rely on visitor parking, treat this as an open question. Check it against the site plan before committing, and do not assume either way.

What the estate plan does not tell you about Berlayar Close

• Parcel data is known: URA lists Berlayar Close as a 2.82-hectare site with a proposed gross plot ratio of 2.1, and its 2H2026 programme estimates 695 homes.
• The neighbouring private parcel is separate: URA lists Berlayar Drive at 2.54 hectares with a gross plot ratio of 1.4, and it is already awarded. See how the two Berlayar sites differ.
• Not announced yet: developer, project name, block layout, storey height, unit mix, facilities, parking, price and TOP.

Questions to settle once the Berlayar Close plans are out

1. Which way do the stacks face in relation to the Berlayar Rise and Berlayar Residences towers, and to the nearest green corridor? Compare the site plan with the layouts on the floor plans page when they are released.
2. How many car park lots are there per unit, and are there any restrictions?
3. Will the HDB projects still be under construction when you move in? HDB's October 2025 location plan marked Berlayar Street and Berlayar Drive as roads under construction.
4. How does the eventual price compare with what the estate will offer by then? Figures will be posted on the price page only once they are official.

If you want the site plan and layouts as soon as they are released, register on the showflat and preview page. Until then, the HDB brochures are the most detailed public picture of the neighbourhood Berlayar Close will join.

General information only, not financial advice. Estate details are from HDB's published sales brochures and are subject to change and planning approval. Details of the Berlayar Close condominium have not been announced yet and will be added once they are officially confirmed.