4,745 New Homes Could Hit The Market Soon — Here Are The 9 Sites Buyers Should Watch

Nine development sites will be launched for sale by the government in the second half of this year, as part of the Government Land Sales (GLS) programme. In total, the nine sites will introduce at least 4,745 new private residential units into the market.

At a glance, there seems to be a strong focus on city-fringe areas, also known as the Rest of Central Region (RCR), with four out of the nine Confirmed List sites located in that region.

There’s also a more moderate supply of new Executive Condominium (EC) units, with just one site put up for tender in December this year. This likely comes as developers adopt a wait-and-see approach after changes to the EC scheme were rolled out last month.

Here’s a quick breakdown of the latest GLS sites:

Before the tenders for these new plots are launched, URA still has to clear two remaining sites that were released under the Confirmed List in 1H2026. They include a 138,854 sq ft executive condominium (EC) site on Sembawang Drive, as well as a 46,284 sq ft condo site at Lorong Puntong in Sin Ming. Both land parcels are expected to launch later this month.

There are also 13 sites on the Reserve List – comprising 8 residential sites, two white sites, two hotel sites, and a commercial site – but these won’t be activated for sale until a developer submits a minimum tender price that is acceptable to the government. Then it will be launched for sale in a public tender.

Marina Gardens Lane

This is the third GLS site that the government has put up for sale in Marina South, a new mixed-use coastal precinct next to the Central Business District (CBD).

The first condo to break ground in the new precinct is One Marina Gardens, a 937-unit development by Chinese developer Kingsford Group. The project first hit the market in April 2025, moving 38% of the units over its first sales weekend. The development set an average selling price of $2,953 psf at the time.

According to caveats downloaded on June 3, One Marina Gardens is over 67% sold to date, and the average price has remained largely stable at about $2,957 psf. Some of the remaining unsold units include two-bedders, and we highlighted them in this article.

Kingsford Group was awarded the site after it put in the top bid of $1.034 billion when the tender closed in June 2023, and the price works out to a land rate of $1,402 psf per plot ratio (ppr). This land rate came back into focus after the next GLS site in the area was not awarded.

In 2024, the tender for a different site along neighbouring Marina Gardens Crescent closed, and it only attracted one bid. A consortium of developers comprising GuocoLand, Hong Leong Holdings, and TID (a joint venture of Hong Leong Holdings and Japanese developer Mitsui Fudosan) submitted a $770.46 million bid price for the plot, which works out to a land rate of $984 psf ppr.

This bid was rejected when URA deemed the bid price ‘too low’. The site now sits on the Reserve List, waiting for an intrepid developer to trigger it for sale again.

Turning back to the newest GLS site at Marina Gardens Lane, this is zoned as a residential site with commercial on the 1st storey – a similar land zoning which we saw for One Marina Gardens. The site is also smaller compared to the previous two GLS sites released here, and if it is developed, it could yield 390 units.

The relatively smaller scale of the development could be seen as advantageous for smaller and mid-sized developers seeking a foothold in the CCR, says Marcus Chu, CEO of ERA Singapore.

“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,” he says.

Orchard Boulevard

The site on Orchard Boulevard is arguably the most prime residential site on the GLS list this year.

It’s been some time since we last saw a GLS plot in this area. The most recent is another site along Orchard Boulevard that was awarded to UOL Group and Singapore Land in 2024. That 75,687 sq ft site is next to Orchard Boulevard MRT station on the Thomson-East Coast Line (TEL).

It has since been launched as Upperhouse at Orchard Boulevard, a luxury 301-unit development that launched for sale in July 2015. The project moved 53.8% of its total units during its initial sales weekend and set an average price of $3,350 psf.

According to caveats, the development has sold at least 240 units (79%), and the average price has remained stable at around $3,331 psf.

Kelvin Fong, CEO of PropNex, says that there is renewed interest in new homes in the Core Central Region, and adds that Orchard Boulevard in prime District 10 remains a coveted address among homebuyers. The new site is about 600m from the Orchard Road shopping belt, and the plot could be developed into a new 110-unit development, which is a ‘manageable’ project size, he says.

“The limited supply of new homes in this locale, its proximity to Orchard Boulevard MRT station, as well as growing preference for convenience and city living among certain segments of buyers, could make this site attractive to developers,” says Fong.

East Coast Road

Meanwhile, the East Coast Road GLS site is likely to be another attractive site for developers and homebuyers, given its prime location within the established Siglap enclave. This is an area known for its lifestyle appeal, proximity to amenities, and limited supply of new low-density private housing.

Leonard Tay, head of research at Knight Frank Singapore, notes that this site also yields the lowest number of expected units within the project, among all the other sites on the 2H2026 GLS list.

“Surrounded predominantly by low-rise landed homes and small-scale commercial uses, the site is positioned for a boutique residential development for occupiers seeking larger homes in a mature neighbourhood,” says Tay.

But he adds that the minimum permissible unit size of 100 sqm introduces a scalability constraint for developers who might be keen on bidding for this site. “With an estimated project total of around 85 units, there is some limitation in the product mix. The restricted ability to optimise returns through smaller, higher-quantum-per-square-foot units narrows the target market to buyers who are able to afford larger absolute prices,” he says.

De Souza Avenue

In Upper Bukit Timah, another new condo might soon hit the market. This will be the third new condo in this part of Bukit Timah after Verdale in 2020 and The Sen in 2025.

The Sen is the latest project to launch for sale, and the 347-unit development hit the market in November last year. Developed by Sustained Land in a joint venture with Ho Lee Group and Greatview Development, the project moved 23% of its units during its first sales weekend. The average price was $2,358 psf.

The newest GLS site is between Verdale and The Sen, and it could yield around 415 residential units. This is not the most convenient area in this part of Upper Bukit Timah, with no reasonably close MRT stations within comfortable walking distance.

But the area will soon see the new Bukit Timah Community Building built next to Beauty World MRT station, which will add more amenities to the area. The integrated facility will house a modern community club, a revamped market and hawker centre, an indoor sports hall and elderly-friendly amenities.

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,” says Chu of ERA.

Developers looking to bid on the site will likely use the land rate of $841 psf ppr – submitted by the Sustained Land consortium in 2024  – as a benchmark to secure an OCR site in the Bukit Timah planning area at a favourable price, he says.

However, Chu says that he expects 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, which is about 15 minutes away.

Tanjong Rhu Close

This will be the second GLs site in the Tanjong Rhu area that has been launched in recent years, after an adjacent site – on Tanjong Rhu Road – was awarded in February this year.

That site saw a relatively high level of developer participation, attracting five bids in total. It was eventually awarded to a JV comprising City Developments Ltd (CDL) and Woh Hup, who put in the winning bid of $709.3 million. This is a land rate of $1,455 psf ppr.

Christine Sun, chief researcher & strategist at Realion (OrangeTee & ETC) Group, notes that the newest GLS site similarly boasts excellent connectivity and access to amenities, being situated near Kallang Wave Mall and Tanjong Rhu MRT station on the TEL.

She adds that while the site is just next to the East Coast Parkway expressway, which may contribute to some noise and dust, the future development here may be able to enjoy sea and greenery views given its proximity to East Coast Park.

Overall, demand for this new project is expected to be healthy due to a shortage of new projects in Tanjong Rhu.

Berlayar Close

With the release of the GLS site at Berlayar Close, we are finally seeing progress in shaping this part of the Greater Southern Waterfront. This is the third development plot that the government has released for a new private residential project in this area. 

It comes after Kingsford Group won the tender for a GLS site on Telok Blangah Road last November. Their offer of $918.3 million translates to a land rate of $1,326 psf on the 147,352 sq ft site.

A second site was just launched last month, and the tender will close on August 4. Read our coverage of that GLS site here.

Fong of PropNex believes that the GLS site in Berlayar Close – which can yield 695 units – stands out for a number of reasons, although developers may be wary of the growing pipeline of housing supply in that area.

Its location within the Greater Southern Waterfront precinct offers buyers an opportunity to purchase a home in a neighbourhood that will undergo significant transformation over the long term. It is also a city-fringe locale and near to the Telok Blangah MRT station on the Circle Line.

There are also amenities such as the Vivocity mall, Mount Faber, and Sentosa. “As the precinct develops, we expect more amenities and community spaces to be built to support the growing residential population in that area,” says Fong.

Meanwhile, Chu adds that 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. “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

The Holland Plain precinct is another new neighbourhood that has seen a couple of development sites released so far. This is the third of eight residential land parcels that are expected to be launched in the new Holland Plain precinct.

The first two sites at Holland Link and Holland Plain, which are adjacent to this plot, were both sold to Sim LianGroup Limited for $368.4 million – or a land rate of $1,432.09 psf ppr – and $454 million ($1,490.86 psf ppr), respectively.

Read our earlier coverage of these GLS sites and the development of Holland Plain in our article here. 

“With prime land becoming increasingly rare, this area would be the next up-and-coming luxury residential enclave. We expect keen interest from luxury homebuyers looking to invest in a new prime area,” says Sun of Reallion Group.

Jurong East Ave 1 (EC)

This is the only EC site on the recently unveiled Confirmed List. The plot used to house the former Shuqun Secondary School, and the site was rezoned for residential development by URA.

Although the site is not immediately adjacent to Jurong East MRT interchange, it lies within a short distance of the Jurong East commercial node, where major malls such as JEM and Westgate are located. 

It is located within walking distance to a station (JE4) along the new Jurong Regional Line (JRL) that is under construction. This new MRT station is expected to be operational when this EC project is completed.

In addition, there has not been a new EC project in Jurong East since 1996.

“This EC land parcel at Jurong East Avenue 1 is expected to garner attention from developers when launched for tender, and from buyers when the project is launched for sale,” says Tay of Knight Frank.

The immediate surroundings of the site are predominantly established HDB residential blocks, indicating a mature and well-populated neighbourhood. Plans to decentralise employment zones to Jurong East also add to the site’s appeal.

These two factors taken together suggest that there is a ready catchment of demand that would draw from HDB upgraders and owner-occupiers more so than purely investor-driven buyers, says Tay.

Town Hall Link (White Site)

Finally, the largest GLS site on the Confirmed List is a white site in the Jurong Lake District. The plot is earmarked as a mega mixed-use development offering up to 1,200 new homes, 430,400 sq ft of office space, and 473,440 sq ft gross floor area for complementary uses, including retail, hotel, and community uses.

The new development will benefit from strong connectivity since it is within walking distance to the existing Jurong East MRT interchange station (on the East-West and North-South Lines), and the area will be served by two additional MRT lines when the Cross Island Line and Jurong Region Line are completed.

“The continued development of the JLD will also bring more amenities to residents in the future. We expect new homes to be built on the site to be popular with buyers, seeing how nearby J’den sold 88% of its 368 units on launch day in November 2023,” says Fong of PropNex.

This site was carved out of a massive 6.5ha master developer site that URA had previously tried to find a master developer for, but a bid submitted for this at a land rate of around $640 psf ppr was rejected in 2024.

“While this current site is smaller than the initial site, it is still considered larger than many typical sites. On the back of complex construction requirements, we anticipate developers may still likely need to form consortia or joint ventures when they submit their bids,” says Sun of Realion.