Golden Cotai No. 1 · Plan A

Feasibility study

A land development feasibility study for the site at Estrada de Seac Pai Van, Coloane, prepared by Savills and dated July 2026. It assesses the most workable development positioning for the site against its land conditions, the surrounding community, transport, the Macau market and current policy.

This page summarises the study in English. The full report runs to 100 pages in Traditional Chinese and can be downloaded at the foot of this page.

The site

Land and planning conditions

The site sits at the junction of Estrada de Seac Pai Van, Praça da Harmonia, Avenida da Harmonia and Avenida de Hoi Lok Kui, in the centre of the Seac Pai Van community. It is classified as urban land and held on a government leasehold grant.

Total area

9,044.85 m²

Cadastral no.

1165.020

Description no.

21202

Classification

Urban land

Under the planning condition plan published by the government in September 2024, three uses are permitted, which together give a statutory basis for a mixed-use scheme:

• H2 residential — residential must exceed 50% of buildable floor area, excluding parking
• C1 commercial — retail, food and beverage, conventions and exhibitions
• TD1 tourism and entertainment

The study notes one material constraint. Approximately 2,608 m², about 28% of the site, is designated for public road, which reduces the floor area that can actually be built. In the study’s assessment the current tenfold plot ratio may not fully reflect the deduction, and it concludes that the planning conditions leave room to be reviewed against comparable cases nearby.

The community

Seac Pai Van

Around 24,000 people live in Seac Pai Van, and roughly 31,000 within a 500-metre walk of the site. The district is predominantly public housing with a high and rising proportion of older residents, while newer private developments have brought younger working families — an ageing older quarter alongside a younger new one.

The study’s reading is that the shortfall is not population but facilities. The district has everyday shops and basic amenities but no substantial indoor, all-weather space serving residents of every age, so it sees a clear case for community and sports facilities on this site.

Seac Pai Van is the only one of the three main residential communities in northern Coloane served by the Macau Light Rapid Transit. The site adjoins the station and can be integrated with the existing and planned footbridge network, which the study treats as the basis for transit-oriented development.

Market

What the numbers support

Macau recorded GDP of about MOP 418 billion in 2025, with some 40.07 million visitor arrivals and non-gaming visitor spending of roughly MOP 80.1 billion. Tourism and non-gaming consumption remain the mainstay of the economy.

Conclusion

The recommended positioning

The study concludes that the most workable direction is a privately led mixed-use development combining new industry and public-benefit elements. The suggested content is residential and talent apartments, a mid or low-star hotel, a modest commercial podium, substantial community activity and sports facilities, and an industry and exhibition platform aligned with Macau’s “1+4” economic diversification strategy.

It is direct about the economics. Talent housing and community sports facilities carry a clear public benefit and need continuing subsidy; neither can stand on its own cash flow. They work only inside a large enough mixed-use framework for the saleable residential, hotel and commercial components to cross-subsidise them.

The study also presses the case for developing the site together with the remaining parcel to the south. Developed separately, the two duplicate fire escapes, lift cores and services and leave a narrow gap between buildings that harms light, ventilation and streetscape — waste the study estimates at roughly 200 apartments or hotel rooms of buildable area. Combined, buildable floor area rises from about 64,360 m² to about 95,700 m².

Beyond this one site, the study frames the project as a possible model for how scarce Macau land might be released through public and private co-operation — development rights in exchange for industry, housing for skilled workers and community facilities.

The full report

Download

Cotai Site Feasibility Report, Savills, July 2026. 100 pages, Traditional Chinese, 7.5 MB.

The report was prepared for the landowner and is made available here for information. It records professional opinion at the date of the report and is not an offer, a valuation, or a statement of the Company’s development intentions. Development plans remain subject to approval by the Macau authorities.