$1,338 psf ppr · 9 Bids · 428 Homes · ~6 Min Walk to Farrer Park MRT (NE8)
Tracking every milestone for the Dorset Road GLS site, from tender award to naming, price list and preview. Last updated: .
UOL Group's first-half 2026 results named the Dorset Road development Dorset Gardens and set its debut for the first half of 2027. The same update revised the built form to two 28-storey towers of about 428 homes.
See what changed →Nine bids, the most contested Rest of Central Region tender of 2025, closed with a $1,338 psf ppr top bid from UOL Group, SingLand and Kheng Leong.
See the full tender result →The HDB/SportSG/URA Farrer Park redevelopment is building now on the land bounding Dorset Road. Both BTO projects are due to complete before this development's estimated TOP.
See what is being built →CBRE and ERA Research estimates against the confirmed $1,338 psf ppr land cost. The official price list is expected two to four weeks before preview.
See the price guide →URA awarded the Dorset Road Government Land Sale site on 16 October 2025 to United Venture Development (2022) Pte Ltd, a consortium of UOL Group (60%), Singapore Land Group (20%) and Kheng Leong Company (20%), for $524,300,800, or $1,338 psf per plot ratio. The tender drew 9 bids, the most contested Rest of Central Region tender of 2025. (Source: URA tender award release pr25-52, 16 October 2025.)
$14,405 psm ppr · mid-pack for the RCR cycle
| RCR Confirmed List Site | Land Rate | Site Area | Award |
|---|---|---|---|
| Dorset Road (D08) — this site | $1,338 psf ppr | 111,934 sq ft | 16 Oct 2025 · 9 bids · UOL / SingLand / Kheng Leong |
| Telok Blangah Road (D04) | $1,326 psf ppr | 147,352 sq ft | 20 Nov 2025 · 3 bids · Kingsford |
| Kallang Close (D12) | $1,415 psf ppr | 123,320 sq ft | ~Apr 2026 · Frasers Property–Mitsubishi Estate |
| Dover Drive (D05) | $1,556 psf ppr | 145,505 sq ft | 31 Mar 2026 · Forsea–Qingjian–Jianan JV |
| Upper Thomson Road Parcel A (D26) | $1,062 psf ppr | 262,875 sq ft | Springleaf precinct, first-mover discount |
Sources: URA tender awards; EdgeProp Singapore, 99.co and CBRE (October 2025 – June 2026). Dorset Road sits in the middle of the trailing 24-month Rest of Central Region confirmed-list band, above Telok Blangah Road and Upper Thomson, below Kallang Close and Dover Drive. It was not the cheapest land rate of the cycle, and this page does not claim it was.
From land release to estimated completion. Every confirmed milestone and every estimate, clearly separated, in one view.
HDB, Sport Singapore and URA jointly announce the renewal of about 10 hectares of Farrer Park land bounded by Dorset Road, Keng Lee Road, Hampshire Road and Race Course Road. The plan covers around 1,600 flats, a new sports centre and 20% open space, including a 1.2-hectare central green.
United Venture Development (2022) Pte Ltd, a UOL Group, Singapore Land Group and Kheng Leong Company consortium, wins the site for $524,300,800 from a field of 9 bids. The 99-year lease runs from this date. (Source: URA media release pr25-52.)
UOL Group's first-half 2026 results named the development Dorset Gardens and targeted its launch for the first half of 2027. The same update put the built form at two 28-storey towers of about 428 units. (Source: EdgeProp, 12 August 2026.)
The price list is typically released two to four weeks before preview. Full branding, the show-flat address and the unit mix usually follow the naming announcement by several months. Register below to be notified the day the price list is published.
Site plan and stack orientation are typically published four to eight weeks ahead of preview. That is the point at which stack-by-stack shortlisting becomes possible. Before it, any stack recommendation is guesswork.
UOL has guided a launch in the first half of 2027. That is a stated target rather than a booked date, and developers move launch windows. Balloting order and cheque readiness matter on booking day.
The 569-flat Farrer Park Arena (estimated December 2027) and the 1,274-flat Farrer Park Fields (estimated June 2028) both complete before this development's estimated TOP. Buyers move in after the neighbouring construction, not into it.
Based on a typical four-to-five-year build cycle for a 428-unit twin-tower project. URA has not publicly disclosed the site's completion deadline, so this remains an estimate.
Confirmed milestones are sourced to URA, the HDB/SportSG/URA joint press release and UOL’s 1H2026 results. Dates marked "estimated" are analyst projections, not developer-confirmed.
Dorset Gardens Residences is the upcoming 99-year leasehold condominium on the Dorset Road Government Land Sale site in District 08. It is about a 6-minute walk from Farrer Park MRT (NE8), with roughly 428 homes planned across two 28-storey towers by UOL Group, SingLand and Kheng Leong. It is the only 2025 Confirmed List city-fringe site on the edge of the Core Central Region.
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Farrer Park (NE8) is roughly 450–550 metres away. One stop reaches Little India (NE7/DT12) and the Downtown Line; two stops reach Dhoby Ghaut (NE6/NS24/CC1) and the North South and Circle Lines. Nothing here depends on a future line opening.
The HDB/SportSG/URA Farrer Park redevelopment, covering about 1,600 planned flats, a new sports centre and a 1.2-hectare central green, is bounded by Dorset Road itself and is already under construction, not a masterplan aspiration.
City Square Mall, Mustafa Centre, Pek Kio Market & Food Centre and KK Women's and Children's Hospital are all established and within or near walking distance, plus Piccadilly Galleria, the retail podium of neighbouring Piccadilly Grand.
Farrer Park Primary School, St. Joseph's Institution Junior and Hong Wen School all fall within an estimated one-kilometre band, with St. Margaret's (Primary) and Anglo-Chinese School (Junior) in the 1–2 km ring. Distances pending final postal address; verify on MOE SchoolFinder.
UOL Group, SingLand and Kheng Leong have run this exact three-way structure before, on Pinetree Hill, Watergardens at Canberra and Avenue South Residence. UOL was named Top Developer at the EdgeProp Excellence Awards 2024/2025.
Piccadilly Grand, one MRT stop away, sold 315 of its 407 units, or 77%, on its debut weekend in May 2022 and is now reported nearly fully sold at an average of $2,155 psf. The absorption speed is the proof point for buyer depth here.
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Dorset Gardens Residences is the private condominium planned for the Dorset Road Government Land Sale site in District 08. It is a 10,399.0 sqm (111,934 sq ft) parcel off Serangoon Road and Balestier Road, in the Farrer Park enclave of Singapore's Rest of Central Region. URA awarded it on 16 October 2025 to United Venture Development (2022) Pte Ltd, the UOL Group, Singapore Land Group and Kheng Leong Company consortium, for $524,300,800, or $1,338 per square foot per plot ratio, after 9 bids, the most contested RCR tender of 2025. UOL has described it as the only 2025 Confirmed List city-fringe site on the edge of the Core Central Region.
The plot ratio is 3.5 and the maximum gross floor area is 36,397 sqm, about 391,780 sq ft. The developers plan roughly 428 homes across two 28-storey towers. That averages around 915 sq ft of gross floor area per unit, which implies a mix weighted toward smaller and mid-sized formats. There is no commercial, integrated retail, childcare or community facility on the site: this is a pure residential development, unlike neighbouring Piccadilly Grand, which is MRT-integrated.
What distinguishes this site is not the land price. At $1,338 psf ppr it sits mid-pack in the trailing 24-month RCR confirmed-list band, above Telok Blangah Road at $1,326 psf ppr and below Kallang Close at $1,415 and Dover Drive at $1,556. What distinguishes it is what is already being built around it. The Farrer Park redevelopment, announced by HDB, Sport Singapore and URA on 25 April 2022, occupies roughly 10 hectares bounded by Dorset Road itself. It is under construction today, not pencilled onto a masterplan slide.
The honest counterweight: yields here are modest, the estimated quantum is real money, and no price list exists yet. This page separates confirmed facts, meaning every URA figure above, from estimates, and labels the estimates as estimates.
UOL Group named the development Dorset Gardens in its first-half 2026 results on 12 August 2026. It is also written as Dorset Gardens Residences.
Two older labels still circulate: Dorset Road Residences and the Dorset Road GLS site, used before the name existed.
The parcel sits off Serangoon Road and Balestier Road with the Central Expressway a short drive away, in a dense, established enclave of conservation shophouses, HDB blocks and completed condominiums. That maturity is the point. The shops, the market, the hospital and the MRT station all operate today. Buyers here are not underwriting a precinct that might arrive. They are buying into one that already works and is being upgraded.
At a 3.5 plot ratio the maximum gross floor area is 36,397 sqm, about 391,780 sq ft. Spread across roughly 428 planned homes, that averages near 915 sq ft per unit. It points to a mix weighted towards smaller formats. Indicative planning bands, none of them developer-confirmed, run 450 to 550 sq ft for one-bedroom, 650 to 750 sq ft for two-bedroom, 950 to 1,050 sq ft for three-bedroom and 1,250 to 1,350 sq ft for four-bedroom. The official mix is published only at price-list confirmation.
You can check the headline land rate yourself. The tendered price of $524,300,800 divided by the 36,397 sqm maximum GFA gives $14,405 per sqm, which URA states directly. Converting 36,397 sqm to 391,776 sq ft and dividing again gives $1,338 psf. The number quoted everywhere holds up.
Two things are now settled that were open a month ago: the name and the launch window. Four remain unknown, and each has a trigger that will resolve it.
Anyone quoting you a confirmed figure on those four today is guessing.
This matters because the usual new-launch pitch, a masterplan drawing and a promise, does not apply here. The redevelopment does not sit near the site; it bounds it. And both BTO projects are scheduled to complete before this development's estimated TOP, which means buyers move in after the neighbouring construction rather than into the middle of it. The trade-off is honest and worth stating: there will be active construction in the surrounding precinct for several years, a temporary condition that resolves well within a normal ownership hold.
There is one nuance that most marketing material gets wrong, and it is worth correcting plainly: those 1,843 flats are not an upgrader pipeline and not rental competition. They were launched under the Prime Location Public Housing (PLH) model, which carries a 10-year Minimum Occupation Period, a 6% subsidy clawback on first resale, and a permanent prohibition on renting out the whole flat even after MOP. Those households cannot buy private property until roughly 2037–2038. What they do add is 1,843 households of daily footfall and a rejuvenated estate. That is real, but a different thing from demand for this development.
One MRT stop away, HealthCity Novena is a 17-hectare integrated healthcare precinct anchored on Tan Tock Seng Hospital, expanding from 250,000 to 600,000 sqm of floor space, with bed count rising about 25% to 2,200 and more than 30,000 people expected through it daily. Phase 1 was substantially completed in 2023, with full completion targeted for 2030. Combined with KK Women's and Children's Hospital within the wider Farrer Park precinct, that produces a steady, non-speculative base of medical-professional tenant demand.
The real near-term upgrader pool is the broader, non-PLH Kallang/Whampoa resale stock, around 1,000 four-room flats reaching MOP between 2026 and 2028, a timed demand pool arriving alongside the estimated preview window. (Sources: EdgeProp/Realion commentary; EdgeProp/PropNex transaction counts.) That is the pool this development actually sells into.
Onward travel from Farrer Park (NE8):
Journey times are estimates based on the LTA network map; actual times vary with interchange and waiting times.
For drivers, the Central Expressway (CTE) runs close by, linking north to Seletar and Woodlands and south to the CBD, with the Pan Island Expressway (PIE) accessible via the CTE. Serangoon Road borders the site and runs to Little India and the north-east; Balestier Road links toward Novena, Toa Payoh and Whampoa.
An honest caveat, because it cuts both ways. There is no announced new MRT line, station or road scheme that would reprice this location. The connectivity case rests entirely on infrastructure that is already built and running — nothing has to go right for it to be true, which is the stronger position. But it also means there is no future-line optionality to buy. If anyone tells you a new line is coming to Farrer Park, ask them for the announcement.
From a tenant-demand perspective, the practical draw is the medical and professional catchment: KK Women's and Children's Hospital and the wider Farrer Park medical precinct, HealthCity Novena one stop away, and city-fringe professionals trading a CBD premium for a two-stop ride via Dhoby Ghaut. James Cook University and Nexus International School in the broader corridor add student and staff demand. Yields remain modest — see the price and investment guide below for the arithmetic rather than the adjectives.
Singapore's first racecourse (1843) and first flight demonstration (1911) both took place here, and generations of national athletes trained on its track, pool and tennis courts. The precinct's sporting heritage is being rebuilt into the new estate rather than erased.
Farrer Park station on the North East Line is roughly 450–550 metres from the site, an estimated 6-minute walk, and sits beside City Square Mall. Walk time is an estimate pending the development's confirmed postal address and entrance placement, which are set at site-plan release.
Every line in the chain below is running today. Nothing in this connectivity case depends on a future opening date holding.
For drivers, the Central Expressway is close at hand, with the Pan Island Expressway accessible via the CTE. Serangoon Road and Balestier Road border the precinct, running to Little India and the north-east, and to Novena, Toa Payoh and Whampoa respectively.
City Square Mall, directly above Farrer Park MRT, is the nearest full-size retail and dining anchor, with a supermarket, cinema, food court and a full tenant mix, all within the same walk as the station. Mustafa Centre, the 24-hour retail landmark, is also within walking distance, as is Pek Kio Market & Food Centre for traditional hawker fare. Piccadilly Galleria, the retail podium of the neighbouring Piccadilly Grand integrated development, completes in 2026 and adds a second convenience node one MRT stop away.
KK Women's and Children's Hospital anchors healthcare within the wider Farrer Park precinct, with HealthCity Novena, the 17-hectare integrated healthcare precinct built around Tan Tock Seng Hospital — one MRT stop away and targeting full completion in 2030.
On the site itself, GLS conditions for a standalone residential development of this scale typically mandate the standard communal facility set: pool, gym, function rooms and landscaped grounds. The full breakdown of what is mandated versus what the developer chooses to add is pending the official site-plan release, and this page will not guess at a facilities list before that document exists.
Two site realities worth knowing before you view. First, the enclave is dense and mixed, with conservation shophouses, HDB blocks and established condominiums, and units fronting the Serangoon Road and Balestier Road side should be expected to carry some road noise, which is worth verifying in person at preview. Second, the adjacent Farrer Park redevelopment means construction activity in the surrounding precinct for several years, converting into an amenity and park-view upside once complete.
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Dorset Road, Farrer Park · RCR
Two 28-storey towers · pure residential
From 16 October 2025
The developer has not released official floor plans or the confirmed unit mix. Both come at price-list confirmation, typically two to four weeks before preview. The layouts below are indicative templates showing typical configurations at this unit count and format, not the developer's plates for this site. Sizes shown are internal planning estimates. Register to receive the official plans the day they are published.
Indicative size bands are internal planning estimates derived from the site's ~915 sq ft average gross floor area per unit; they are not developer-confirmed and must not be relied on for a purchase decision.
Farrer Park (NE8) is roughly a 6-minute walk and running today. One stop adds the Downtown Line at Little India; two stops add the North South and Circle Lines at Dhoby Ghaut. Most launches sell a future line and a completion date that may slip. Here, four of Singapore's six lines are already within two stops — a connectivity profile that carries no execution risk, though equally no future-line upside to price in. (Verified against the LTA rail network map.)
The Farrer Park redevelopment brings 1,843 flats launched, a new sports centre, and 20% open space including a 1.2-hectare central green — bounds the site along Dorset Road and is under construction now. Both BTO projects are estimated to complete before this development's TOP. Announced jointly by HDB, Sport Singapore and URA on 25 April 2022, this is a committed government commitment, not an aspirational masterplan reference.
Piccadilly Grand, one MRT stop away at Northumberland Road, sold 315 of 407 units, or 77%, on its debut weekend in May 2022 and has since been reported nearly fully sold at an average of $2,155 psf. Too few units have changed hands to produce meaningful resale appreciation data, so the absorption speed itself, not a resale print, is the evidence for buyer depth in this enclave. (Sources: CBRE, 99.co, URA Realis.)
Three real constraints. The land was not the cheapest of the cycle — Telok Blangah Road was awarded three weeks later at $1,326 psf ppr, $12 below, on a larger site. Yields are modest: an estimated 2.9% gross and roughly 2.0% net on a representative two-bedroom, which makes this an own-stay-led rather than yield-led purchase. The neighbouring BTO stock is PLH-locked and cannot function as an upgrader or rental pool until the late 2030s. If a pure yield play is the objective, this is not the right site.
The Dorset Gardens Residences show gallery has not opened. UOL has targeted a launch in the first half of 2027, but the exact preview date is not yet fixed. Register now to be on the list the day it is announced.
Dorset Road sits in one of Singapore's oldest and most established city-fringe pockets. City Square Mall and Farrer Park MRT are a single walk away; Mustafa Centre trades around the clock; Pek Kio Market & Food Centre serves the same hawker stalls it has for decades. Nothing here needs to be built for the neighbourhood to function — the convenience is already in place on the day you collect keys.
Twenty per cent of the adjoining 10-hectare redevelopment is reserved for sport and recreation, including a 1.2-hectare central green and a new sports centre replacing the former Farrer Park Swimming Complex. For a household that runs, swims or has children in weekend sport, the facilities arriving on the other side of Dorset Road are a material part of the daily-life case for this address.
Farrer Park hosted Singapore's first racecourse in 1843 and its first flight demonstration in 1911, and generations of national athletes trained at its track, pool and tennis facilities. The government's own framing is that this sporting heritage is being rebuilt into the new estate rather than erased. For a buyer who grew up in this pocket of Singapore, that is a different proposition from a tower on an empty field.
The official Dorset Gardens Residences price list has not been released and will only appear once the developer completes planning approvals — typically two to four weeks before preview, estimated around Q4 2026. What can be said now rests on the confirmed land cost of $1,338 psf ppr.
CBRE and ERA Research put the indicative launch range at $2,650–$2,800 psf (estimated). You can check that range rather than take it on trust. Stack the confirmed $1,338 psf ppr land cost with an estimated $480 psf of construction and fit-out, then an estimated $180 psf of financing, fees and margin buffer. Developer breakeven lands near $2,000 psf (estimated). That implies roughly 25–30% headroom over breakeven at the estimated launch range, which is comfortable but unremarkable by RCR standards. The construction and financing components are assumptions; UOL has not disclosed project costings.
Against those figures, indicative quantums work out at roughly $1.78m–$2.05m for a two-bedroom and $2.55m–$2.80m for a three-bedroom (estimated). Treat every number in this paragraph as an estimate until the price list exists.
| Farrer Park Precinct Benchmark | Basis | Price (psf) |
|---|---|---|
| Dorset Gardens Residences (this site) | $1,338 psf ppr land, awarded Oct 2025 | $2,650–$2,800 (est.) |
| Piccadilly Grand — new launch, 2022 | $1,129 psf ppr land, integrated | $2,155 avg |
| Sturdee Residences — 99LH resale, TOP 2019 | Nearest completed leasehold comparable | $2,131 median (2025) |
| City Square Residences — freehold resale | Attached to City Square Mall | $1,668–$2,095 |
| Uptown @ Farrer — 99LH resale | Closer to MRT, older stock | $1,700–$1,900 (est.) |
Sources: URA tender awards and URA Realis via CBRE (October 2025); 99.co; EdgeProp Singapore. Estimates are analyst calculations, not developer-confirmed figures.
Sturdee Residences transacted at a median of $2,131 psf in 2025, and an estimated launch range of $2,650–$2,800 psf is a real premium over that. What the premium buys is a fresh 99-year lease running from October 2025 rather than a lease that started in the mid-2010s, a brand-new build rather than a 2019 one, and completion timed to arrive after the neighbouring precinct upgrade rather than before it. Whether that premium is worth paying is a judgement about holding period, not a fact — a buyer with a five-year horizon and a buyer with a fifteen-year horizon should reach different answers.
Buyers comparing Dorset Gardens Residences vs Piccadilly Grand are comparing two different products. Piccadilly Grand, at Northumberland Road one MRT stop away, is a 407-unit CDL/MCL Land development that is MRT-integrated — a structural advantage Dorset Gardens Residences cannot match, since this is a standalone residential site with no commercial component. Its land was also secured cheaper, at $1,129 psf ppr in 2021, and it launched at an average of $2,155 psf. What Dorset Gardens Residences offers instead is a fresher lease, a newer build, and completion timed to land alongside the finished Farrer Park precinct redevelopment. Anyone who tells you the comparison is one-sided has not looked at it properly.
Start with the arithmetic that most pages leave out. Live two-bedroom asking rents at Sturdee Residences, the nearest comparable completed leasehold project, ran $6.54–$7.46 psf per month as at August 2026, with an estimated midpoint of $6.75 psf. On a representative 700 sq ft two-bedroom that is an estimated $4,725 a month, or $56,700 a year. Against an estimated purchase price of $1,925,000 (700 sq ft at an estimated $2,750 psf), that is a gross yield of about 2.9%.
Net is the number that matters. Apply the full IRAS non-owner-occupier property tax bands to an annual value proxy of $56,700 (an estimated $9,876 a year), an estimated $2,940 in maintenance at $0.35 psf per month, and a one-month vacancy allowance of an estimated $4,725, and the net yield falls to roughly 2.0%. That sits at the lower end of RCR norms. This is an own-stay-led case, not a yield-led one, and a buyer whose objective is rental income should look elsewhere.
The capital case is different and more defensible. It rests on three things that are documented rather than hoped for: four operational MRT lines within two stops, a funded and under-construction precinct redevelopment on the site's own frontage, and a developer trio with a repeat track record. A conservative floor case credits no appreciation at all and rests on rent alone. A base case ties modest appreciation to the committed precinct completion — the BTO handovers and the sports hub opening — rather than to speculative city-wide growth. Any upside beyond that is optionality, not a promise, and it depends on nearby Kallang Close and Telok Blangah supply not oversupplying the RCR pipeline.
The case for now: URA's Private Property Price Index rose just 0.5% quarter-on-quarter in Q2 2026, against 0.9% the quarter before, and RCR non-landed prices fell 1.4% quarter-on-quarter. The weakest segment that quarter. A buyer entering here is not chasing a hot market. ABSD, TDSR and LTV settings have also been unchanged since 27 April 2023, which removes near-term policy-shock risk from the decision.
The case for waiting: launch is still four to ten months away with no price list, so early commitment means transacting on estimates. And the HDB resale price index has fallen for two consecutive quarters, cumulatively 0.4% across the first half of 2026. That could compress an upgrader's sale proceeds if they list around the same window as this launch. (Sources: URA flash estimate pr26-51, 1 July 2026; CBRE and ERA Research commentary, July 2026.)
Two items belong on any honest supply calendar. Telok Blangah Road (D04, about 745 units, $1,326 psf ppr land) is estimated to preview in the same quarter and is real cross-shop competition on a cheaper, larger site. Then there is Kitchener Link, a 145-unit Reserve List site released on 25 June 2026, less than a kilometre away in this project's own micro-market. It has not been triggered for tender and has no award or confirmed timeline. But it exists, and no one should tell you there is nothing else coming nearby. (Source: Stackedhomes, 25 June 2026.) Kallang Close (D12, $1,415 psf ppr, awarded around April 2026) adds pipeline supply in 2027–28.
The Dorset Gardens Residences developer is United Venture Development (2022) Pte Ltd. URA's award names the tenderer; the consortium behind it is UOL Group (60%), Singapore Land Group (20%) and Kheng Leong Company (20%). This exact trio has co-developed Pinetree Hill, Watergardens at Canberra and Avenue South Residence. It is a proven rather than experimental partnership, which lowers execution risk against a first-time pairing. UOL was named Top Developer at the EdgeProp Excellence Awards 2024/2025.
You may see the ownership written two ways, and both are correct. UOL's own 1H2026 results describe Dorset Gardens as an 80:20 joint venture between UOL Group and Kheng Leong. SingLand is a subsidiary of UOL Group, so UOL's 60% and SingLand's 20% roll up to 80% at group level. The three-party split and the two-party split describe the same consortium at different levels.
The Dorset Gardens Residences launch date is targeted for the first half of 2027. That guidance came from UOL's first-half 2026 results on 12 August 2026, so it is developer-stated rather than analyst-estimated. It is still a target: developers move launch windows when market conditions or approvals shift. The price list typically lands two to four weeks before preview and the site plan four to eight weeks ahead. Estimated TOP is around 2029 to 2031. Register below to receive each item the day it is confirmed. (Source: EdgeProp, 12 August 2026.)
If you read nothing else on this page, read this. Seven points, each one either sourced or labelled as an estimate.
Three things are worth doing before the price list lands, and none of them require a decision yet.
Sources for the confirmed figures above: URA media release pr25-52 and EdgeProp, 12 August 2026. School distances should be checked on MOE SchoolFinder once the postal address is issued.
The questions buyers actually ask about the Dorset Road GLS site, answered with sources and with estimates labelled as estimates.
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