1H 2026 GLS: 6 Private Residential Sites, 1 Mixed-Use Site, and 2 EC Sites on Confirmed List

The 1H 2026 Government Land Sales (GLS) programme will introduce 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 across 2025, the upcoming supply continues to reinforce the Government’s intention to stabilise land prices and ensure a steady flow of new homes over the next few 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 positioned in transformation areas or near major transport hubs. Notably, developers will be monitoring this exercise closely as interest rates remain low and competition for well-located sites continues to intensify.

Demand for new private homes has also remained steady, underpinned by stable employment, resilient household balance sheets and a growing upgrader pool. As a result, well-connected or transformation-linked plots are expected to draw healthy interest despite rising land costs, particularly in locations such as Bedok, Bayshore, Newton and the Greater Southern Waterfront.

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 continued 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 pool of developers.

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

Where are the promising sites?

The Peck Hay Road site is the standout CCR plot this cycle. The last few tenders in the Newton-Novena belt attracted robust bidding interest, reflecting developers’ confidence in prime, centrally located sites with strong demand.

Additionally, the site is located next to Newton MRT interchange and minutes from Orchard Road and Novena’s healthcare cluster. Its proximity to ACS Junior further enhances its attractiveness, a key factor driving demand in the area. Given its manageable unit yield and premium location, this tender is expected to be closely contested.

Notably, the Newton site is located in the heart of Newton’s upcoming urban transformation into a bustling ‘mixed-use Urban Village’ under the 2025 URA Master Plan, which could be a key factor influencing developers’ interest in the site.

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

This site is likely to attract strong interest due to its scale and integrated development appeal. Its location along the Thomson-East Coast Line (TEL) also offers convenience and connectivity to the Central Business District (CBD).  

The New Upper Changi Road site is likely to be popular among developers. In the vicinity of Bedok Bus and MRT Interchange, there have been a few launches in the past years. Being well-connected to amenities and transport nodes, an important factor to buyers these days, we could see the strong interest from developers.

However, with the sheer size and the potential to build a mega-development of 1,040 units, we could see developers partnering and forming joint ventures to diversify the development risks.

Lastly, the two EC sites at Canberra Drive and Sembawang Drive will also be on the radar for developers. 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.  

1H 2026 GLS Confirmed List Sites Analysis

Holland Plain – 280 units 

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

Previously on the reserve list in 2024, the site shares many similar attributes with the previously tendered site, such as a similar plot size and GFA equating to roughly six storeys in height. The eventual project will hold around 280 units.

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

The eventual project will draw interest from families in the area, who might be looking for a new private development near the estate that they grew up in, or those looking for the convenience of a condo in a tranquil landed estate.

Given the strong interest in the previous site and its similarities, we can expect keen participation from bidders as well, although developers looking for CCR sites will likely have to weigh their options between 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 out, through the successful tender and development of four prior sites.

The area lies on the city fringe of Singapore’s Orchard Road and CBD, and its strong location attributes are further supported by the Great World MRT station and Great World City shopping mall, providing essential amenities to residents in the area.

To date, three projects have launched in this neighbourhood being the 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 stellar performance of projects in the area, River Modern, the fourth and upcoming project set to launch in 2026, is expected to see a similarly strong take-up rate upon launch.

Compared to the previous site, this site offers a smaller overall unit count of around 480, and a lower plot ratio of 3.5, compared to the high plot ratios seen by its neighbours, such as Promenade Peak (5.6). The smaller project size could be a plus point for interested developers, as it poses less risk and a comparatively lower price quantum.

If River Modern receives a warm reception upon its launch, it could then encourage a lively bidding process for the final and eventual site. Given that this is the final chance for developers to secure a site in this highly coveted neighbourhood, we expect a strong interest in this site despite the other CCR site options available within this 1H2026 GLS exercise.

Peck Hay Road – 315 units 

The Peck Hay Road site is the standout CCR plot this cycle. The last few tenders in the Newton-Novena belt attracted robust bidding interest, reflecting developers’ confidence in prime, centrally located sites with strong demand.

The site is located in the heart of Newton’s upcoming urban transformation under the 2025 URA Master Plan and will sit next to Newton MRT interchange and minutes from Orchard Road and Novena’s healthcare cluster.

Its proximity to ACS Junior further enhances its attractiveness to future buyers, while a lack of recent new launches in the area will be a key factor driving 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 saw a whopping eight bidders and a winning bid at a land rate of $1,820 psf ppr.

Given its manageable unit yield and premium location, this tender is expected to be closely contested. We can expect upwards of five bidders to its site, with developers riding on the strong interest generated from the previous site while trying 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 time that a private housing plot has been announced in the area formerly occupied by the Keppel Club. The fresh supply of 415 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 last site in the area to be launched and awarded under the 1H 2025 programme was the Telok Blangah Road plot. It drew 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 about a 7-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, the site is anticipated to draw interest from future buyers interested in its strong connectivity. 

Compared to the previously launched Telok Blangah Road site located nearer to Telok Blangah MRT Station, this Belayar Drive site could see some units having 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 centrally located areas relative to private developments, making them a more attractively priced option in exchange for further distances from key amenities. However, this site will be located only 5-minute walk away 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 located just three MRT stops away.

Demand for this future EC development will come primarily from HDB upgraders in Sembawang, although we could see interest from upgraders coming from nearby towns in the North, such as Yishun and Woodlands. Between 2026-2029, we will see over 1,300 flats fulfil their Minimum Occupation Period in Sembawang, with about another 8,500 of such MOP flats in Yishun and Woodlands. This should create a healthy supply of potential upgraders for the launch of the future project.

The previous Sembawang Road (EC) GLS site, which closed on 11 September 2025, attracted a healthy turnout of four bidders. Given its similar locational attributes to the upcoming site above, we are likely to see comparable interest and similarly strong bidding activity. 

New Upper Changi Road – 1,040 units

The New Upper Changi Road site, located a short 6-minute walk from Bedok MRT Station and Bedok Mall, is likely to be popular among buyers and developers. The New Upper Changi Road site, located a short 6-minute walk from Bedok MRT Station and Bedok Mall, is likely to be popular among buyers and developers. Bedok is an established estate with amenities and strong inter-town connectivity. Within 1km of the site lies Opera Estate Primary School, while St Stephen's School, Bedok Green Primary School and Fengshan Primary School lie within 2km, which are important factors for families with children. 

The last GLS site in the vicinity of Bedok MRT Station was the mixed-use development above Bedok MRT Station (now 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 cater to the pent-up demand for a large private development to serve HDB upgraders and 

With 1,040 units, the New Upper Changi Road site is the second-largest residential GLS site to be offered. It is only fewer than the 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 due to the larger quantum and developmental risks.

Lorong Puntong – 140 units

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

In addition, the site boasts strong connectivity, being a 6-minute walk from Bright Hill MRT Station, a future interchange with the Cross-Island Line. In terms of amenities, buyers will be within one MRT stop from Thomson Mall, while also being within a 10-minute walk away from Midview City, where there are eateries. It also lies across the popular Ai Tong School, which will appeal to parents. 

Moreover, with just 140 units, it could pique the interest of smaller developers due to the lower quantum. 

Sembawang Drive (EC) – 450 units 

The second EC GLS site for this half, located along Sembawang Drive, presents a different set of attributes compared to the Canberra Drive site. This site may be less popular due to its transport connectivity. Residents of this future site would have to spend 10-20 minutes on a bus commute to the nearest Sembawang MRT, whereas the Canberra Drive site is within walking distance to the MRT station.

Positioned within a quieter pocket of the neighbourhood, the site offers desirable qualities such as greenery, waterfront vistas and a serene environment away from traffic. Its proximity to established private residential enclaves adds to its exclusivity. Primary schools within the 1km vicinity are Northoaks Primary School, Endeavour Primary School and Canberra Primary School, which is particularly suitable for residents looking to start a family.

With a significant pipeline of EC supply coming up in the North, which are the two Woodlands Drive 17, Miltonia Close, and Sembawang Road. Developers will need to be cautious in balancing their land acquisition strategy and assessing which sites offer the best positioning for future launches.

However, it could present an opportunity for new or smaller developers who want to enter the foray into 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 drive development in emerging housing estates, Bayshore will see its second GLS site launched. With an estimated yield of 1,280 units, the Bayshore Drive site represents the largest offering in the 1H 2026 GLS programme and is the only one that includes both commercial and residential components. 

Although Bayshore Drive sits slightly farther from the Bayshore MRT station than the earlier Bayshore Road plot, it will still enjoy the precinct’s strong connectivity and the wider transformation of the Bayshore area. These include potential sea views and new amenities under the Bayshore Master Plan. Pent-up private housing demand is also expected, given the lack of major condominium launches in the area since Costa Del Sol was completed in 2004.

In line with these similarities, future bidding interest for Bayshore Drive is likely to be strong, as Bayshore Road attracted keen competition with eight bids. It was ultimately awarded to Sing-Haiyi Garnet Pte Ltd for $658.8 million, or $1,388 psf ppr.