1H 2026 Government Land Sales (GLS) Programme: 6 Private Residential Sites, 1 Mixed-Use Site, and 2 EC Sites on Confirmed List

SINGAPORE, 2 December 2025 - The 1H 2026 Government Land Sales (GLS) programme will offer 4,575 units across nine Confirmed List sites, including two EC plots and one major mixed-use development. While the total number of private homes is slightly below the record pipeline seen throughout 2025, the upcoming supply continues to reinforce the Government’s aim to stabilise land prices and maintain a steady flow of new homes over the coming years.

“The slate features a diverse spread of sites across the Core Central Region (CCR), Rest of Central Region (RCR) and Outside Central Region (OCR), with several plots situated in transformation areas or near major transport hubs. Notably, developers will be monitoring this exercise closely as interest rates stay low and competition for well-located sites continues to intensify.” Marcus Chu, Chief Executive Officer, ERA Singapore, said.

“Demand for new private homes remains steady, supported by stable employment, resilient household balance sheets, and a growing upgrader pool. As a result, well-connected or transformation-related plots are expected to attract strong interest despite increasing land costs, especially in locations such as Bedok, Bayshore, Newton, and the Greater Southern Waterfront,” Chu added.

“1H 2026 also features the largest Reserve List supply since 2H 2021, including several notable sites such as the ‘white’ site at Town Hall Link. This parcel has the potential to support the ongoing growth of the Jurong Lake District (JLD) with a substantial mixed-use development of up to 1,200 residential units. It was previously part of a larger master developer concept but has since been reconfigured into more manageable parcels, making it more accessible and appealing to a wider range of developers,” noted Chu.

Chart 1: Residential GLS Sites (No. of Units)

Where are the promising sites?

The Peck Hay Road site is the leading CCR plot this cycle. Recent tenders in the Newton-Novena area attracted strong bidding interest, showing developers’ confidence in premium, centrally located sites with high demand. The site is also situated next to Newton MRT interchange and just minutes from Orchard Road and Novena’s healthcare hub. Its close proximity to ACS Junior further boosts its appeal, a significant factor driving interest in the area. Considering its manageable unit yield and prime location, this tender is likely to be highly competitive. Importantly, the Newton site sits in the centre of Newton’s upcoming urban transformation into a vibrant ‘mixed-use Urban Village’ under the 2025 URA Master Plan, which could significantly influence developers’ interest in the site.

The Bayshore Drive mixed-use site is another key plot to watch, located in the upcoming waterfront residential neighbourhood. This site is expected to attract strong interest due to its size and integrated development appeal. Its position along the Thomson-East Coast Line (TEL) also provides convenience and connectivity to the Central Business District (CBD). 

The New Upper Changi Road site is likely to attract developers. Near the Bedok Bus and MRT Interchange, there have been several launches in recent years. Being well-connected to amenities and transport hubs, which is an important factor for buyers today, we are likely to see strong interest from developers. However, due to its large size and the potential to create a mega-development of 1,040 units, developers may form partnerships and joint ventures to spread the development risk.

Lastly, the two EC sites at Canberra Drive and Sembawang Drive will also be on developers' radar. The North has seen a steady pipeline of EC launches in recent years, and developers are likely to take a more calibrated approach in assessing timing, pricing and site selection. The injection of two new EC sites could be aimed at curbing excessive EC price growth.  

Analysis of Sites 

Holland Plain – 280 units 

This site, located at Holland Plain, is adjacent to the tendered maiden Holland Link site, which was contested by five bidders and awarded at a land rate of $1,432 psf ppr.

Previously on the reserve list for 2024, the site shares many attributes with the previously tendered site, including a similar plot size and a GFA that equates to roughly six storeys in height. The final project will consist of around 280 units.

Methodist Girls’ School is the closest school in the King Albert Park neighbourhood to the north, and the site is also surrounded by peaceful private housing estates like the Brizay Park GCB area towards the north of the site. The Holland Link neighbourhood, which will be designed as a green area encompassing much of Bukit Timah’s flora, will border Holland Green Linear Park and the Rail Corridor.

The final project will attract families in the neighbourhood, who may be seeking a new private development near the estate where they grew up, or those desiring the convenience of a condominium within a peaceful landed estate.

Given the strong interest in the previous site and its similarities, we can anticipate active participation from bidders as well, although developers seeking CCR sites will likely need to consider their options among the three available CCR sites.

River Valley Green (Parcel C) – 470 units 

This River Valley Parcel C site is the fifth and final site available in the River Valley-Zion Rd residential neighbourhood that URA has planned through the successful tender and development of four prior sites.

The area is situated on the city fringe of Singapore’s Orchard Road and CBD, with its prime location further enhanced by the Great World MRT station and Great World City shopping mall, offering essential amenities to residents.

To date, three projects have been launched in this neighbourhood, including CCR River Green (91.6% sold, $3,121 median psf), as well as the pair of RCR projects in Promenade Peak (66.44% sold, $2,931 median psf) and Zyon Grand (86.1% sold, $3,039 median psf). With such a strong performance from the projects in the area, River Modern, the fourth and upcoming project set to launch in 2026, is expected to achieve a similarly high take-up rate upon release. 

Compared to the previous site, this site features a smaller total unit count of around 480 and a lower plot ratio of 3.5, compared to the higher plot ratios seen by its neighbours, such as Promenade Peak (5.6). The smaller project size could be an advantage for interested developers, as it involves less risk and a comparatively lower price quantum.

If River Modern receives a warm reception upon its launch, it could then stimulate a lively bidding process for the final and ultimately chosen site. Since this is the last opportunity for developers to acquire a site in this highly sought-after neighbourhood, we anticipate strong interest in this location despite other CCR site options available within the 1H2026 GLS exercise.

Peck Hay Road – 315 units 

The Peck Hay Road site is the leading CCR plot this cycle. The recent tenders in the Newton-Novena area attracted strong bidding interest, reflecting developers’ confidence in prime, centrally located sites with high demand.

The site is situated at the centre of Newton’s upcoming urban transformation under the 2025 URA Master Plan and will be adjacent to Newton MRT interchange, just minutes from Orchard Road and Novena’s healthcare cluster.

Its proximity to ACS Junior further boosts its appeal to future buyers, while a lack of recent new launches in the area will be a key driver of demand for the eventual project.

This project will have the same plot ratio of 4.9 and a similar estimated unit count as the previously tendered site in Newton, the 2H 2025 Bukit Timah Road GLS site, which attracted eight bidders and received a winning bid at a land rate of $1,820 psf ppr.

Given its manageable unit yield and prime location, this tender is anticipated to be highly competitive. We can expect more than five bidders to its site, with developers capitalising on the strong interest generated from the previous site while aiming to secure the first-mover advantage in the upcoming Newton ‘Urban Village’.

Berlayar Drive – 415 units 

With the announcement of Berlayar Drive as part of this latest batch of GLS site offerings for 1H 2026, this marks the second occasion that a private housing plot has been revealed in the area formerly occupied by the Keppel Club. The new supply of 415 units on this site will add to the Berlayar estate’s total housing yield of 10,000 new homes, comprising 7,000 HDB flats and 3,000 private housing units.

The last site in the area to be launched and awarded under the 1H 2025 programme was the Telok Blangah Road plot. It attracted a total of three bids and was awarded to Kingsford Huray Development Pte Ltd at $918.3 million, or $1,326 psf ppr. 

The Berlayar Drive site is approximately a 7-minute walk from Telok Blangah MRT station. With its central location, waterfront proximity, and easy access to HarbourFront Interchange, just one MRT stop away, the site is expected to attract interest from future buyers looking for excellent connectivity. 

Compared to the earlier launched Telok Blangah Road site closer to Telok Blangah MRT Station, this Belayar Drive site may have some units with sea views. 

Canberra Drive (EC) – 185 units

Among the two EC sites announced in this round’s GLS programme, this Canberra Drive site stands out as the premier option for upgraders in the North region. Traditionally, ECs are located in less central areas compared to private developments, making them a more attractively priced option in exchange for being further from key amenities. However, this site will be only a 5-minute walk from Canberra MRT station, which enhances its connectivity to other locations via the North-South Line (NSL) and the Thomson-East Coast Line (TEL). Adding to its appeal, the Woodlands Regional Centre is undergoing a major transformation into a vibrant lifestyle and commercial hub just three MRT stops away.

Demand for this future EC development will mainly come from HDB upgraders in Sembawang, though interest from upgraders in nearby northern towns like Yishun and Woodlands is also possible. Between 2026-2029, over 1,300 flats will reach their Minimum Occupation Period in Sembawang, along with around 8,500 MOP flats in Yishun and Woodlands. This will likely generate a healthy pool of potential upgraders for the upcoming project launch.

The previous Sembawang Road (EC) GLS site, which closed on 11 September 2025, drew a healthy number of four bidders. Given its similar locational features to the upcoming site above, we are likely to see comparable interest and equally vigorous bidding activity. 

New Upper Changi Road – 1,040 units

The new Upper Changi Road site, just a 6-minute walk from Bedok MRT Station and Bedok Mall, is expected to attract buyers and developers. Bedok is an established neighbourhood with amenities and excellent inter-town connectivity. Within 1 km of the site is Opera Estate Primary School, while St Stephen's School, Bedok Green Primary School, and Fengshan Primary School are all within 2 km, which are key considerations for families with children. 

The last GLS site near Bedok MRT Station was the mixed-use development above Bedok MRT Station, now known as Bedok Residence, awarded in September 2010. Since then, only the 158-unit Sky Eden @ Bedok was launched in 2022. A new development in Bedok will meet the pent-up demand for a large private development to serve HDB upgraders. 

With 1,040 units, the New Upper Changi Road site is the second-largest residential GLS site to be offered. It is only smaller than Tampines Avenue 11 (now Parktown Residence, 1,193 units), which was awarded in July 2023. Due to the large land size and number of units, we expect developers to form consortiums to co-bid for the site because of the larger quantum and developmental risks.

Lorong Puntong – 140 units

The Lorong Puntong site is nestled within a private residential estate near Upper Thomson Road. Surrounding the site are two landed enclaves - Inglewood and Faber Garden, offering future residents privacy and exclusivity. There may be pent-up demand for private homes, as the last condo launch in the estate was Thomson Impressions back in 2015.

Additionally, the site offers excellent connectivity, being a 6-minute walk from Bright Hill MRT Station, a future interchange with the Cross-Island Line. Regarding amenities, buyers will be just one MRT stop from Thomson Mall and within a 10-minute walk of Midview City, which has eateries. It also lies opposite the popular Ai Tong School, appealing to parents. 

Furthermore, with just 140 units, it might appeal to smaller developers because of its manageable size. 

Sembawang Drive (EC) – 450 units 

The second EC GLS site for this half, located along Sembawang Drive, shows different features compared to the Canberra Drive site. This location may be less popular due to its transport connections. Residents of this future site would need to spend 10-20 minutes on a bus to reach the nearest Sembawang MRT, whereas the Canberra Drive site is within walking distance of the MRT station.

Situated in a quieter part of the neighbourhood, the site offers attractive features such as greenery, waterfront views, and a peaceful environment away from traffic. Its closeness to established private residential areas enhances its exclusivity. Primary schools within a 1 km radius include Northoaks Primary School, Endeavour Primary School, and Canberra Primary School, making it especially suitable for families looking to settle down. 

With a substantial pipeline of EC supply upcoming in the North, including Woodlands Drive 17, Miltonia Close, and Sembawang Road, developers will need to be cautious in balancing their land acquisition strategies and assessing which sites offer the best potential for future launches.

However, it could offer an opportunity for new or smaller developers looking to enter the property development scene in Singapore, with a lower price quantum as a result.

Bayshore Drive – 1,280 units 

In line with the Government’s ongoing efforts to promote development in emerging housing estates, Bayshore will feature its second GLS site launch. With an estimated yield of 1,280 units, the Bayshore Drive site is the largest in the 1H 2026 GLS programme and the only one offering both commercial and residential components. 

Although Bayshore Drive is slightly farther from the Bayshore MRT station than the earlier Bayshore Road site, it will still benefit from the precinct’s strong connectivity and the broader transformation of the Bayshore area. This includes potential sea views and new amenities under the Bayshore Master Plan. Additionally, pent-up demand for private housing is anticipated, given the absence of major condominium launches in the area since Costa Del Sol was completed in 2004.

In keeping with these similarities, future bidding interest for Bayshore Drive is expected to be strong, as Bayshore Road drew intense competition with eight bids. It was ultimately won by Sing-Haiyi Garnet Pte Ltd for $658.8 million, or $1,388 psf ppr.

For media enquiries, please contact:

Lisha Rodney

Public Relations Manager, ERA Singapore

Email: [email protected]

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