Johor Crown Prince Tunku Ismail Sultan Ibrahim is looking to sell a 16.6-hectare site in Singapore's Tyersall Park and Holland Road area that has belonged to the Johor royal family for over a century [1, 2]. The land was partly acquired through a land swap with the Singapore government in June 2025 [2].
In March 2026, Singapore's Urban Redevelopment Authority proposed rezoning the site to permit development of Good Class Bungalows and other low-rise, low-density housing [3, 2]. If rezoned, the land value could reach between S$3.8 billion and S$4.7 billion [1, 3].
The sale faces a significant hurdle in the form of a land betterment charge, a government levy that arises from planning approval increasing the land’s value [2]. The tax bill reportedly exceeds US$1 billion (approximately RM4 billion) [1, 3, 2]. Reports say the large levy has complicated negotiations with prospective buyers [1, 3, 2].
Despite this, Tunku Ismail has publicly said he is willing to pay the full levy. He posted on social media on September 3 that he considers the tax “normal” and is “more than happy to contribute to both countries,” adding: “Should make it double.” [1, 3, 2]
Interest in the sale has also been sought from overseas investors, though the size of the land charge remains a sticking point [2]. The tax applies because the rezoning and government planning approvals increase the site’s value beyond its original purchase price [2].
The release of the acreage for potential luxury housing development marks a rare offering of prime land by the Johor royal family in Singapore. Negotiations over the sale and levy continue as of early September 2026 [1, 3, 2].
