The Government has announced the Government Land Sales (GLS) programme for the first half of 2026 (1H2026), continuing a strategy of sustaining high private housing supply to meet ongoing demand. With a total of nine Confirmed List sites and twelve Reserve List sites, the programme is expected to yield approximately 9,185 private residential units, including Executive Condominiums (ECs). Alongside residential units, the GLS programme will provide more than 200,000 square metres of commercial space.
Here’s a breakdown of what you can expect from both the Confirmed List and Reserve List, including insights from property experts.
Table of contents
- Sustained high supply to meet market demand
- Executive Condominiums remain a focus
- Confirmed List sites
- Jurong Lake District: A calibrated approach
- Reserve List: Flexibility for developers
- Where the 2H2025 GLS Programme stands today
Sustained high supply to meet market demand
| Site | Estimated no. of residential units | Estimated launch date |
|---|---|---|
| Residential sites | ||
| Holland Plain | 280 | Feb-2026 |
| River Valley Green (Parcel C) | 470 | Apr-2026 |
| Peck Hay Road | 315 | Apr-2026 |
| Berlayar Drive | 415 | May-2026 |
| Canberra Drive (EC) | 185 | May-2026 |
| New Upper Changi Road | 1,040 | May-2026 |
| Lorong Puntong | 140 | Jun-2026 |
| Sembawang Drive (EC) | 450 | Jun-2026 |
| Commercial & residential sites | ||
| Bayshore Drive | 1,280 | Mar-2026 |
| Total (Confirmed List) | 4,575 | |
The Confirmed List for 1H2026 will release 4,575 private residential units, including 635 EC units, alongside 22,500 square metres of commercial space. This continues the sustained high level of supply seen in recent GLS programmes and is 43% higher than the average Confirmed List supply of about 3,190 units per programme between 2021 and 2023.
On the Reserve List, 12 sites will offer up to 4,610 private residential units and 186,650 square metres of commercial space. These sites can be triggered for sale based on market interest, giving developers flexibility while ensuring that overall housing supply can be calibrated to evolving demand.
Executive Condominiums remain a focus
For buyers looking at ECs, the 1H2026 GLS slate continues to maintain a steady supply. Two EC plots, at Canberra Drive and Sembawang Drive, are included on the Confirmed List, offering a combined total of 635 units. With both locations situated near MRT stations, they are expected to attract first-time homebuyers and HDB upgraders seeking a more affordable alternative to private condominiums.
Confirmed List sites
Here’s a closer look at the sites on the Confirmed List, including their location, unit count, and key amenities:
Lorong Puntong
This 140-unit site is within walking distance of Bright Hill MRT station and Ai Tong School, making it appealing for families. Developers may also consider nearby supply, including the large Thomson View en bloc site, which could bring over 1,200 units to the estate.
Holland Plain
Featuring 280 units, Holland Plain is a residential development within the new Holland Plain precinct in the Bukit Timah Planning Area. The site is near schools including Methodist Girls’ School and Pei Hwa Presbyterian Primary School, as well as recreational amenities such as Holland Green Linear Park, the Rail Corridor, and the future Bukit Timah–Rochor Green Corridor. Future residents will be well connected via the King Albert Park MRT interchange, linking the Downtown Line and the upcoming Cross Island Line, with convenient access to Dunearn and Bukit Timah Roads.
Berlayar Drive
Offering 415 units, this site forms part of the former Keppel Club estate, with unblocked sea views overlooking Keppel Bay. The first residential parcel from the former Keppel Club site along Telok Blangah Road was sold at S$1,326 psf ppr in November 2025, signalling continued developer confidence in Greater Southern Waterfront projects.
River Valley Green (Parcel C)
Offering 470 units, this site is located along River Valley Green near River Valley Road in prime District 9. It is next to Great World MRT Station on the Thomson–East Coast Line, providing direct access to the city centre and other key areas. The site is close to recreational amenities including Kim Seng Park and the Singapore River park connector network, and is within easy reach of Orchard Road for shopping and dining, making it attractive to city-centric buyers.
New Upper Changi Road
A large residential site yielding 1,040 units, located close to Bedok MRT and the Bedok Integrated Transport Hub. Nearby amenities, including Bedok Mall, Bedok Hawker Centre, and the public library, make this site attractive to upgrader demand.
Sembawang Drive and Canberra Drive (EC)
These two EC plots will launch in mid-2026, offering a combined total of 635 units. The Canberra Drive site is near Canberra MRT Station, Canberra Plaza, and Sembawang Shopping Centre, with schools including Sembawang Primary, Yishun Primary, Ahmad Ibrahim Secondary, and Sembawang Secondary nearby. The Sembawang Drive site is adjacent to Northoaks Primary School, with Endeavour Primary, Canberra Secondary, and Jelutong Harbour Park in the vicinity.
Bayshore Drive
A significant mixed-use site offering 1,280 residential units alongside 22,500 square metres of commercial space. It is integrated with the upcoming Bedok South MRT station on the Thomson–East Coast Line (TEL) and is close to East Coast Park. Given the scale of development, consortium bids are expected.
Peck Hay Road
Offering 315 units in the new Newton neighbourhood, this site is part of the URA Master Plan 2025. A nearby plot along Bukit Timah Road tendered in November 2025 saw eight bids and a winning price of S$1,820 psf ppr, indicating strong competition in the Core Central Region (CCR) for well-connected, amenity-rich projects.
Jurong Lake District: A calibrated approach
As part of the upcoming 1H2026 GLS Programme, a White site at Town Hall Link has been carved out from the larger Master Developer parcel and placed on the Reserve List. If launched, this site could support up to 1,200 residential units, around 40,000 square metres of office space, and about 44,000 square metres of complementary uses such as retail.
By releasing a smaller parcel rather than the full master site, the government is managing development risk while still advancing JLD’s vision as Singapore’s largest mixed-use business district outside the city centre. This scaled-down approach, supported by upfront infrastructure investment, creates a more accessible entry point for developers and reduces development risk.
The JLD site is planned with district-level infrastructure in mind, including provisions for a District Cooling Plant and a Pneumatic Waste Conveyance System Central Station. Accessibility will also improve with the Jurong Region Line (JRL) and Cross-Island Line (CRL) stations expected to open in 2028 and 2032, respectively.
Reserve List: Flexibility for developers
The 1H2026 Reserve List comprises 12 sites: six residential plots, one commercial site, three White sites, and two hotel sites. While these parcels will not be launched immediately, developers may trigger them based on market demand. This mechanism keeps the supply pipeline flexible and responsive, helping avoid unnecessary oversupply during periods of uncertainty.
Where the 2H2025 GLS Programme stands today
As of 2 December 2025, the 2H2025 GLS Programme comprises 22 sites – 10 on the Confirmed List and 12 on the Reserve List.
Six Confirmed List sites have already been launched for tender. The final four, Dunearn Road, Kallang Close (formerly Kallang Avenue), Lentor Central, and Miltonia Close (EC), are set to be released in the later part of December.
The remaining Reserve List plots, including six residential sites, a commercial parcel, two White sites, and two hotel plots, will be carried forward into the next programme cycle.
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