2H 2026 Government Land Sales (GLS) Programme: 9 New Confirmed List Sites to Yield 4,745 Private and EC Homes

Announced on 3^rd June 2026, the 2H 2026 Government Land Sales (GLS) programme could see some 4,745 new homes (including 735 executive condominium units) making their debut across eight private residential plots and one white site on the Confirmed List. Combined with the 4,575 units (including ECs) expected from sites on the 1H 2026 GLS programme’s Confirmed List, this brings the full-year supply injection to 9,320 units.

Chart 1: Estimated number of private homes (including ECs) from GLS sites  

Compared with the 1H 2026 Confirmed List, the 4,745 units from sites on the 2H 2026 Confirmed List also reflects a slight 0.37% increase in estimated yield. At the same time, the 2H 2026 Confirmed List is also expected to deliver more EC homes, with 735 units projected, compared to 635 units in the first half of the year.

So, where exactly are the 2H 2026 GLS sites located, and how attractive could they be for homebuyers and developers? Keep scrolling to find out more! 

Table 1: 2H 2026 Confirmed List GLS Sites 

Where are the promising sites?

Before we take a look at each site in closer detail, here is an overview of notable sites on the 2H 2026 GLS Confirmed List, based on locational attributes and future potential: 

1. Orchard Boulevard 

The Orchard Boulevard site is the standout CCR plot in this exercise. The last site sold in the vicinity was the earlier Orchard Boulevard GLS parcel, which has since been developed into UPPERHOUSE at Orchard Boulevard. With 80% of its units sold to date, the project’s steady sales performance could give developers greater confidence in the area. Given the site’s manageable unit yield, premium location, and excellent connectivity via the Thomson-East Coast Line, the tender is expected to be closely contested.

2. Berlayar Close

The Berlayar Close site is another key plot to watch. Situated within an upcoming waterfront residential neighbourhood, the site is likely to attract strong interest due to its scale and location, including its proximity to Telok Blangah MRT station, which is about a 10-minute walk away. 

It also benefits from convenient access to HarbourFront Interchange, just one MRT stop away, providing seamless connectivity to major employment nodes. In the longer term, the site is well-positioned to benefit from the planned transformation of the Greater Southern Waterfront.

Healthy developer interest in the emerging precinct was also reflected in the neighbouring Telok Blangah Road GLS site, which was released under the 1H 2025 GLS Programme. The site attracted three bids and was awarded at a land rate of S$1,326 psf ppr.

3. Tanjong Rhu Close 

The Tanjong Rhu Close site will also be closely monitored by developers. It benefits from strong connectivity to central Singapore via the Thomson-East Coast Line, as well as the positive reception to the previous Tanjong Rhu Close site. 

The Tanjong Rhu Close site, which was on the 2H 2025 GLS Confirmed List, drew five bids and set a new record RCR land rate for a pure residential site at S$1,455 psf ppr. Given the strong competition for the earlier site, Tanjong Rhu’s appeal as a city-fringe precinct, and the lack of new launches in the area over the past three decades, the latest site is expected to be closely contested.

4. Jurong East Avenue 1 (EC) 

The sole EC site at Jurong East Avenue 1 is also likely to be on developers’ radar, given the limited supply of recent EC launches in the West region, with Senja Close being the only recent example. 

Since the recent measures affecting new EC purchases were introduced, two sites on the 1H 2026 GLS list have been affected, namely Canberra Drive and Sembawang Drive. With the Canberra Drive EC site closing in October, developers may take their cue from its tender results before bidding for the Jurong East EC site, which is slated to open in December.

Site-by-Site Review of the 2H 2026 Confirmed List

Marina Gardens Lane (390 units) 

The Marina Gardens Lane site is the third to be launched for sale in the Marina South precinct, following two earlier parcels. The first was a white site at Marina Gardens Crescent, which went unawarded after its sole bid of nearly $770.5 million, or $984 psf ppr, was deemed too low by URA in February 2024.

The other was a mixed-use site at Marina Gardens Lane under the 2H 2022 GLS programme, which was awarded to a Kingsford-led consortium in July 2023 for $1.034 billion, or $1,402 psf ppr. It was subsequently launched as One Marina Gardens in April last year.

As with its adjoining predecessor under the 2H 2022 GLS programme, the latest Marina South parcel is slated to be a 99-year leasehold residential development with a commercial component on the first floor. It also benefits from proximity to Gardens by the Bay MRT station and the eventual Marina South MRT station, both on the Thomson-East Coast Line.

Although the site is significantly smaller, at roughly 6,000 sq m (0.60 ha), compared with 12,245 sq m for its 2H 2022 GLS predecessor, this could be seen as advantageous for smaller and mid-sized developers seeking a foothold in the CCR.

Due to its size, smaller players may find the site attractive as it is likely to result in a lower bid quantum, and hence, lower development risk. As a result, we could see a similar level of competition, with around four bidders for this site down the road.

Orchard Boulevard (110 units)

The Orchard Boulevard GLS site is a prime residential plot in District 10, located along Orchard Boulevard. With a site area of about 0.34 ha, a plot ratio of 2.8 and an estimated yield of just 110 units. 

Given its limited scale, the site is likely to be developed into a boutique project targeting affluent owner-occupiers. At the same time, the smaller site area and limited yield could result in a lower land price quantum, reducing development risk and making the site potentially more accessible to a wider pool of developers.

This site is roughly a 5-minute walk away from Orchard Boulevard MRT station, and conveniently located just outside the Orchard Road shopping belt. This gives future residents convenient access to transport, retail, dining and lifestyle amenities.

The previous Orchard Boulevard (2H 2023 GLS) site, now UPPERHOUSE at Orchard Boulevard, attracted four bids and was awarded to United Venture Development Pte Ltd for $428.28 million, or $1,617 psf ppr. This reflects continued developer interest in prime Orchard residential sites, supported by the scarcity of new condo units in the area and established CCR appeal.

While buyers in the CCR remain selective, the healthy take-up at UPPERHOUSE at Orchard Boulevard suggests that demand is still present for well-located projects offering a combination of exclusivity, connectivity and lifestyle amenities. 

East Coast Road (85 units) 

This site, located along East Coast Road, is nestled within the Siglap landed enclave. With a site area of 0.55 ha and an estimated 85 housing units, the site will be developed into a boutique condominium project that should blend seamlessly into Siglap’s exclusive, low-density housing landscape.

The site will be across the street from both Siglap V and Siglap Shopping Centre, which provide daily amenities and conveniences such as supermarkets, restaurants, tuition centres, and hairdressers. Shophouses in the neighbourhood also provide more dining options and other amenities.

Notably, the site could fall within the 1km priority enrolment radius of Ngee Ann Primary School, which frequently sees high application rates for its primary one balloting exercise. Other schools around a 1km radius are Victoria School, St. Patrick's School, and CHIJ Katong Convent.

The site is also in close proximity to Sekolah Indonesia Singapura (Indonesian International School) and Global Indian International School (East Coast Campus), which may enhance its appeal to foreign families.

GLS sites in the Bedok planning area have made waves recently with strong turnouts at Bayshore Road (8 bidders, $1,388 psf) and Bedok Rise (10 bidders, $1,330 psf). Furthermore, two other sites are open for tender at Bayshore Drive and New Upper Changi Road, which are expected to make waves due to their advantageous locations near MRT stations and amenities.

Therefore, we expect to see moderate interest in this East Coast Road site. While the site is smaller than, and does not share the same MRT connectivity as, the other Bedok sites open for tender, it is a rare site in an established landed estate that may appeal to developers seeking a site with lower development risk and quantum.

 De Souza Avenue (415 units)

This site, located on De Souza Avenue, is adjacent to the previously tendered site from the 2024 1H GLS exercise, which has now been launched as The Sen. The sites share similar attributes, being roughly the same size and shape.

Located within the Upper Bukit Timah/Beauty World landed estate, the injection of this De Souza Avenue site should create an alternative option for those in the area looking to right-size their property.

With most surrounding condominiums being older developments, the eventual project could offer an alternative to prospective homebuyers looking for a new home or a legacy asset in the vicinity.

Developers looking to bid on the site will likely use the prior site’s land rate of $841 psf ppr as a benchmark to secure an OCR site in the Bukit Timah planning area at a favourable price. We can expect lukewarm interest in the site, given the lack of HDB upgraders in the surrounding areas that normally drive demand for OCR new home sales, and its distance from Beauty World MRT (15 minutes away).

Tanjong Rhu Close (505 units)

This is the second residential GLS plot to be released along Tanjong Rhu Road in nearly three decades, making it a rare opportunity for developers seeking to cater to sustained upgrader demand in the city-fringe locale.

Its attractiveness is further enhanced by its proximity to key infrastructure and amenities. These include Tanjong Rhu MRT station on the Thomson-East Coast Line, offering seamless access to the CBD, and the nearby Singapore Sports Hub, which is part of the ambitious Kallang Alive master plan that is transforming the precinct into a major sports and lifestyle destination.

Surrounding private residential developments are largely over a decade old, which could give rise to pent-up demand from existing residents seeking more modern layouts, facilities and longer remaining lease tenures. 

Additionally, the site is well-positioned to attract family buyers and long-term residents, supported by its proximity to established schools, including Dunman High School and Chung Cheng High School. These attributes continue to underpin stable owner-occupier demand in the area, particularly among young families, which could give developers confidence in their bids.

Bidding for the site looks to ride on the momentum of the previously tendered Tanjong Rhu site in the 2H 2025 GLS confirmed list, which saw five bidders and is the current record RCR land rate for a pure residential site at $1,455 psf ppr. However, due to the potentially large quantum that the site could command, developers might be compelled to form consortia, and bidding could be measured.

Berlayar Close (695 units)

The announcement of Berlayar Close as part of this latest batch of GLS site offerings for 2H 2026 marks the third time that a private housing plot has been announced in the Keppel precinct. The fresh supply of 695 units on this site will contribute to the Berlayar estate’s total housing yield of 10,000 new homes, which includes 7,000 HDB flats and 3,000 private housing units.

The neighbouring Telok Blangah Road GLS site, released under the 1H 2025 GLS Programme, attracted three bids and was awarded to Kingsford Huray Development Pte Ltd for S$918.3 million, or S$1,326 psf ppr, reflecting healthy developer interest in this emerging precinct.

The Berlayar Close site is about a 10-minute walk from the Telok Blangah MRT station. With its central location, waterfront proximity, and convenient access to Harbourfront Interchange, just one MRT stop away, providing seamless connectivity to major work nodes.

This site is well-positioned to benefit from the planned transformation of the Greater Southern Waterfront. Spanning about 30 kilometres from Pasir Panjang to Marina East, the 1,000-hectare precinct is expected to reshape Singapore’s southern coastline into a vibrant mixed-use district, featuring new residential neighbourhoods, commercial spaces and recreational amenities.

Holland Plain (610 units)

As the third and most recent plot slated for the Holland Plain precinct, it reflects a sustained effort to spur development in the area. This follows two earlier plots at Holland Link (2H 2024 GLS) and Holland Plain (1H 2026 GLS), which received mixed reactions from developers and varied levels of bidding interest.

Holland Link attracted five bidders, with Sim Lian Group winning the site with a top bid of $368.7 million (or $1,432 psf ppr) in July 2025. In contrast, Holland Plain drew only one bidder and was subsequently awarded again to Sim Lian Group for $454 million (or $1,491 psf ppr) earlier this May.

While the earlier Holland Plain site saw a tepid response, the wider precinct continues to hold promise given its strong locational attributes. The relative lack of strong competing CCR sites could also support developer participation this time.

Unlike the previous Holland Plain site, which competed against Dunearn Road and River Valley, the latest parcel may see stronger interest given the thinner pipeline of CCR sites on the 2H 2026 GLS Confirmed List.

The site is in District 10 and sits close to Bukit Timah’s landed housing enclaves, such as the Brizay Park, Garlick Avenue, and Ewart Park Good Class Bungalow (GCB) areas. It is also near several prominent schools, including Raffles Girls’ Primary School, Nanyang Girls’ High School, Henry Park Primary School, and Pei Hwa Presbyterian Primary School.

As such, the future development could attract right-sizers and families with young children seeking priority admission into nearby desirable schools.

Jurong East Avenue 1 EC (735 units)

The only EC GLS site for this Confirmed List is located along Jurong East Avenue 1. This EC site is expected to be popular with buyers because of its proximity to amenities such as Yuhua Village Market and Food Centre, Yuhua Primary School and the Pan Island Expressway. While there are no nearby operating MRT stations, connectivity to the area is expected to be improved upon completion of a nearby MRT station on the Jurong Region Line in 2028.

The site is also within walking distance of Westmere, a 280-unit EC that obtained its TOP in 1999. Despite its age, Westmere has achieved three profitable transactions this year, with profits ranging from approximately $860,000 to $981,000, attesting to the popularity of ECs in this neighbourhood.

Since the change in EC rules, the only affected sites affected are the Canberra Drive and Sembawang Drive sites from 1H 2026 Confirmed List. Notably, these two sites are in the North Region, unlike the site along Jurong East Avenue 1, which is in the West Region. The lack of nearby competition will benefit the developer. At the same time, this site is expected to attract buyers who recognise JLD's long-term potential.

Town Hall Link white site (1,200 units)

The 2H 2026 Confirmed List also includes a white site along Town Hall Link. At 3.72 hectares, it is the largest plot announced this round and can yield 1,200 private residential units, together with 83,200 sqm of commercial space. This scale offers the chance to create an iconic landmark in the Jurong Lake District (JLD), especially given its convenient location steps from key transport nodes in Jurong.

Due to its size, developers are expected to form a consortium to bid for the site, allowing them to share development risk and manage the substantial capital outlay.

The site is a short walk from Jurong East MRT Station, which will become an interchange station serving the East-West Line and the Jurong Region Line upon the latter's completion in 2028. It is also within walking distance of numerous malls, including JEM, Westgate, and IMM.