Singapore and Johor Regent Finalize Land Swap Near Botanic Gardens

In a significant land swap agreement announced on June 10, 2025, Singapore will acquire a 13-hectare plot of prime land adjacent to the Singapore Botanic Gardens from Tunku Ismail Sultan Ibrahim, the Regent of Johor. This transaction, which marks a notable development in the region's land use and urban planning, involves an exchange wherein Tunku Ismail will receive an 8.5-hectare piece of state land that he may develop, contingent upon regulatory approvals.

The Singapore Land Authority (SLA) and the Urban Redevelopment Authority (URA) confirmed the details of the swap, emphasizing that the land in question is part of the historically significant Tyersall Park, long associated with the Johor royal family. This area has been privately owned by the Johor royal family since the 1800s, with parts previously acquired by Singapore for the Botanic Gardens’ Tyersall and Gallop extensions.

The 13-hectare plot, situated at the junction of Tyersall Avenue and Holland Road, is expected to remain undeveloped for the time being, preserving options for future planning. This plot includes Istana Woodneuk, a historic residence built in the mid-1930s, currently in disrepair. According to SLA and URA, the decision to keep the area undeveloped is intended to maintain its open space designation and allow for potential future expansions of the Botanic Gardens, which were inscribed as a UNESCO World Heritage Site in 2015.

Tunku Ismail currently owns 21.1 hectares in the vicinity, including the plot involved in the swap. Post-swap, he will retain 8.1 hectares of land, with plans to develop the 8.5-hectare plot into a luxury residential project, as reported by Bloomberg in 2021. The development will be subject to height restrictions aimed at protecting the visual integrity of the surrounding landscape, especially near the Botanic Gardens.

Experts in property valuation have noted the complexities involved in estimating the worth of the properties involved in this exchange. Mr. Nicholas Mak, Chief Research Officer at Mogul.sg, suggested that the total value of Tunku Ismail's land could reach between $3.67 billion and $3.83 billion if rezoned for residential use. In contrast, Alan Cheong, Executive Director at Savills Singapore, argued that the government should consider retaining the 13-hectare plot as an open space to preserve the ecological integrity of the area surrounding the Botanic Gardens.

The swap is set to be completed later in 2025, with both agencies stating that the transaction reflects the comparable values of the plots involved. The land, currently zoned for special use, previously served military purposes, which complicates future development plans.

As urban development continues to evolve in Singapore, this land exchange represents a critical intersection of heritage, environmental sustainability, and urban planning, inviting ongoing discussions among stakeholders about the best use of these valuable spaces.