In Singapore’s tightly held Good Class Bungalow (GCB) market, scarcity defines value. But every once in a while, a property surfaces that doesn’t just offer prestige or square footage—it offers a decision point. A moment to ask: what does real estate mean to you, really?
That question hangs in the air at 1 Brizay Park.
Set within one of District 10’s most discreet and exclusive GCB enclaves, this 37,210 square foot freehold plot may at first glance seem like a quintessential trophy property. But its real story lies in the fact that it isn’t just one of the largest plots to come onto the market this year—it is also divisible.
Subdivisible into two separate parcels, each meeting the Urban Redevelopment Authority’s strict criteria for GCB zoning, 1 Brizay Park offers more than land. It offers options. And in a market where liquidity, flexibility, and long-term vision have become the calling cards of the discerning few, options are priceless.
The Market Is Changing—But GCBs Are Not Going Anywhere
If you’ve been watching the GCB market over the past 18 months, you’ll know we’re no longer in the post-pandemic euphoria that drove record-breaking prices. But that doesn’t mean GCBs are fading into the background.
Instead, the market is maturing.
Buyers are more data-driven. Sellers, more pragmatic. This recalibration is already creating space for serious conversations—especially about legacy assets that offer long-term capital preservation.
Recent high-profile deals, such as the $93.9 million sale at Ridley Park and $84 million transaction at Bin Tong Park, prove that appetite remains strong for exceptional homes. Yet these sales also reveal a deeper trend: that today’s ultra-high-net-worth individuals (UHNWIs) are not just buying homes, but making generational decisions.
Brizay Park fits squarely into that narrative.
A Canvas for Legacy, Not Just Luxury
At its core, the option to subdivide or preserve the land as a single estate boils down to intent and identity. For those seeking to house extended families or build a pair of bespoke residences—one for use, one for generational planning—the subdivision route presents strategic value. On the other hand, those who favour architectural grandeur, expansive gardens, or a more singular statement of lifestyle and prestige may find that keeping the land intact better suits their aspirations.
The beauty of Brizay Park lies in the fact that it doesn’t force the choice upfront—it gives buyers the room to evolve that decision with time, wealth, and circumstance.
At 61.9 metres wide and over 87 metres deep at its longest end, 1 Brizay Park is more than a home waiting to be built—it is a canvas. The generous proportions, regular shape, and discreet setting allow for a multitude of architectural expressions. Whether one seeks a singular statement residence or a dual-compound layout for multigenerational families, the site accommodates both.
Critically, even when subdivided, each plot would exceed the 15,070 square foot minimum land size required for GCB status under URA guidelines. This isn’t a semi-detached play in disguise. It’s two fully compliant GCBs, each with their own address, identity, and potential.
For family offices, this presents a compelling opportunity to construct side-by-side homes for generational living or asset diversification. For private wealth clients, it offers flexibility to build one and bank the other, unlocking liquidity in a market where land banking has become increasingly difficult.
And for the investor-builder, it’s a chance to future-proof demand in a rarefied market that remains structurally undersupplied.
Location Still Reigns Supreme
Not all GCB Areas (GCBAs) are made equal. Brizay Park belongs to the elite western fringe of District 10, where addresses like Cluny, White House Park, and Leedon Park dominate legacy wealth portfolios. Within this cluster, Brizay Park is known for its tranquillity, privacy, and old-world charm—a pocket removed from the city, yet still in the heart of it.
The area is within close proximity to top-tier educational institutions like Nanyang Primary and Hwa Chong Institution, as well as lifestyle precincts in Bukit Timah and Holland Village. Access to the city, via Farrer Road or PIE, is seamless, and yet the neighbourhood remains insulated from through-traffic and commercial sprawl.
For families, the location is further elevated by its proximity to highly sought-after primary schools. Methodist Girls’ School (Primary) is within a 1km radius of this listing, while Henry Park Primary School and Pei Hwa Presbyterian Primary School are within the 1km to 2km radius. This places Brizay Park in a rare educational sweet spot—ideal for homeowners planning ahead with their children’s future in mind.
For those in search of a GCB that balances serenity with strategic location, Brizay Park offers one of the more under-the-radar propositions in the market.
In a Two-Tier Market, Optionality Matters More Than Ever
Singapore’s GCB market has, over the last two years, begun displaying signs of a two-tier dynamic. Prime enclaves and highly liveable homes continue to transact healthily, while more peripheral or dated listings often linger longer, especially when sellers are anchored to peak-period pricing.
In this environment, buyers are gravitating towards flexibility. They’re not just buying what is—they’re investing in what could be.
That’s where Brizay Park stands out. Most GCBs are priced on what already exists. Here, the value is in the blueprint. The site is effectively a forward contract on wealth preservation, giving future owners the ability to adapt the land to suit whatever life stage or investment thesis comes next.
This is particularly relevant at a time when many UHNWIs are actively restructuring their holdings—whether due to new tax regimes, global diversification strategies, or succession planning. A dual-plot GCB option gives them a rare degree of control.
Pricing in Context
At an asking price of $80 million, Brizay Park is being marketed at approximately $2,150 per square foot. For comparison, this is materially lower than recent benchmark deals such as the $6,200 psf achieved at Tanglin Hill, and even below the $3,300 to $3,800 psf range seen in several recent District 10 sales.
Of course, no two GCB plots are identical, and each carries its own value matrix. But when land size, location, and potential for subdivision are considered together, Brizay Park offers a compelling case for valuation-sensitive buyers.
More importantly, it offers one of the few remaining opportunities in 2025 to acquire a GCB plot with subdivision flexibility—a feature that is not just rare, but increasingly protected by URA policies and long-term planning constraints.
A Market Finding Its New Rhythm
The recent auction attempt of another Brizay Park GCB—which drew market attention due to a $30 million price revision—is a reminder that price discovery is now front and centre in the GCB segment. But it would be short-sighted to read that as a sign of weakness.
Rather, it signals a market in the process of rebalancing. One where both buyer and seller expectations are converging towards fair value, where due diligence trumps frenzy, and where optionality carries a premium.
That’s precisely the kind of environment where long-view buyers thrive.
Final Thoughts: Control is the New Luxury
In a market known for its opulence, exclusivity, and record-breaking numbers, it’s easy to forget what really matters: control.
Control over your space. Control over your timeline. Control over your legacy.
Brizay Park offers exactly that. Whether kept as a singular home or elegantly divided into two, it delivers not just a prestigious address, but a rare form of architectural and financial optionality.
In that sense, it’s more than a home. It’s a strategic decision. A future-proof asset. A once-in-a-decade opportunity to shape how the next chapter of your family’s story is told.
And in a landscape where supply is fixed but ambition isn’t, those opportunities are the ones worth acting on.
For those keen to explore this rare opportunity at Brizay Park, reach out to our consultants here for a confidential discussion.
