The Lorong Puntong/Sin Ming Ave site (left, in blue), and the Kitchener Link site (right, in blue). (Maps: EdgeProp LandLens)
URA has released two 99-year leasehold residential sites — one at Lorong Puntong/Sin Ming Avenue on the Confirmed List, and another at Kitchener Link on the Reserve List — under the government land sales (GLS) programme for the first half of 2026.
Both are relatively bite-sized, offering an estimated 140–145 homes each, and property analysts generally anticipate keen interest among developers.
The land parcel at Lorong Puntong/Sin Ming Avenue, in the Bishan planning area, can potentially yield about 140 residential units.
It spans a land area of about 4,283 sq m (46,103 sq ft), with a gross plot ratio of 2.8 and a maximum gross floor area (GFA) of 11,993 sq m (129,092 sq ft).
As this is a smaller site, it could be “more manageable” for developers, with lower risk and a more palatable price quantum, according to ERA chief executive Marcus Chu.
Smaller developers who are unable to compete for larger sites could enter the fray, too. Chu thus expects it to be popular among developers and receive “more bullish” bids.
PropNex head of research and content, Wong Siew Ying, projects four to six bids, with the highest land rate potentially reaching around $1,350–$1,450 psf per plot ratio (psf ppr)
Justin Quek, deputy group CEO of Realion (OrangeTee & ETC) Group, anticipates four to seven bids, with the highest bid price likely coming in at about $1,400–$1,500 psf ppr.
Similarly, Huttons Asia CEO Mark Yip foresees a possible top bid of $1,400–$1,500 psf ppr. This works out to an absolute quantum of less than $200 million, which will be a “very accessible entry point” for developers. He expects up to eight bidders for the tender.
Read also: Bayshore Drive mixed-use GLS site tender launched, could fetch bids up to $2 bil
Newmark’s head of research, Wong Shanting, likewise believes the site will be “very well received” among developers given the smaller size and highly sought-after location.
As the GLS parcel is opposite Ai Tong School, the new condo could appeal to parents of schoolgoing children. (Map: EdgeProp LandLens)
That said, the limited number of residential units — at just 140 — might increase development costs, as developers would lack economies of scale in construction. “This could translate into higher prices, which developers may pass on to buyers,” ERA’s Chu says.
In terms of potential buyer interest for the future condo, analysts reckon that the dearth of new nearby projects could contribute to pent-up demand for private homes in the area.
This is especially so in a mature, centrally located estate like Bishan with comprehensive amenities, Chu notes.
The last GLS site sold in Bishan was in 2015, when the nearby Thomson Impressions was launched.
The only new launch in the vicinity in recent years has been Artisan 8, which launched in 2025. Prior to that, the next most recent project in Bishan was Jadescape in 2018 — this has since been completed and is experiencing healthy capital appreciation and resale transaction volume, says Quek from Realion.
Only one other project, Thomson Reserve — the redevelopment of Thomson View Condominium — is slated for launch soon.
Read also: URA releases Reserve List GLS site carved from former Jurong Lake District master developer plot
“With limited supply in the area, there may be strong interest in the plot here, boosted by the affordable price quantum of the site,” Quek adds.
The $810 million collective sale of Thomson View Condo (pictured) was approved by the High Court in July 2025. In its place, the upcoming Thomson Reserve project has been drawing “very strong interest” ahead of its launch later this year, says Yip. (Photo: ETC)
Located within a five-minute walk to Bright Hill MRT Station, the site is one train stop from Thomson Plaza and a 10-minute walk to eateries at Midview City.
Moreover, Bright Hill MRT station is set to become an interchange on the upcoming Cross Island Line, which will increase residents’ connectivity, Quek says.
“Future residents may also enjoy unblocked views as the site is near a landed housing enclave,” he continues.
Wong from Newmark thinks the site is poised to tap into sustained upgrader and investor interest in the Thomson/Bishan/Sin Ming corridor, which has historically seen healthy take-up for new launches.
This demand tends to be supported by the city-fringe location, established amenities and proximity to the nature park, she points out.
It is also opposite Ai Tong School, which suggests the development could appeal to parents of children entering primary school soon, Chu says. “Thus, we can expect the winning developer to target this segment of the market by catering to their need for larger units,” he adds.
Given the yield of about 140 units, the eventual project will likely be positioned as a boutique development.
Newmark’s Wong expects it to cater mainly to owner-occupiers such as families seeking proximity to Ai Tong School and other reputable educational institutions, as well as HDB upgraders from the wider Bishan-Sin Ming vicinity.
“Although modest in scale, the site has been launched at a timely juncture just ahead of the upcoming [en bloc project] Thomson Reserve, signalling efforts to manage consumer appetite while offering an alternative housing option within the same vicinity,” she shares.
Yip from Huttons highlights that Thomson Reserve is attracting “very strong interest” ahead of its launch around September or October this year.
Demand for homes in the Thomson area has been robust due to limited supply and the central location, Yip says. For example, Jadescape sold more than 60% of its launched units on the first weekend it debuted on the market. Prices in Jadescape have crossed $2,600 psf in 2026.
At the same time, PropNex’s Wong expects developers to consider the potential risk from upcoming competing supply nearby. The Thomson Reserve mega development on Bright Hill Drive could yield 1,240 new homes. “It is plausible that some pent-up demand could be front-loaded into the mega development,” she adds.
The tender for the Lorong Puntong/Sin Ming Avenue GLS plot will close at 12pm on Sept 15.
The private residential site at Kitchener Link, near Farrer Park MRT Station, is available for application under the Reserve List.
With a site area of about 4,215 sq m (45,370 sq ft), it has a maximum GFA of 12,645 sq m (136,110 sq ft).
It can potentially yield about 145 residential units.
The Kitchener Link land parcel is near malls and a hospital. (Map: EdgeProp LandLens)
PropNex’s Wong reckons that developers may eye the land plot with interest given its convenient location at the city fringe, proximity to an MRT station, and “manageable” project size.
In addition, it is in an amenity-rich locale, being near City Square Mall, Mustafa Centre, Farrer Park Hospital, and the upcoming Piccadilly Galleria mall, Wong says.
She also notes the most recent GLS site sold in the area was on Dorset Road, which was awarded for $1,338 psf ppr in October 2025 and can potentially yield 425 new private homes.
The Dorset Road site saw a healthy bidder turnout of nine. “Previously unsuccessful bidders may thus see Kitchener Link as a second bite at the pie,” says Chu from ERA.
As it is on the Reserve List, the Kitchener Link site will be put up for tender only if a developer has indicated a minimum price that is accepted by the government.
Huttons' Yip is of the view that developers may not trigger this site for tender, as there are other sites in the Rest of Central Region (RCR) in the 2H2026 GLS programme.
If it is successfully triggered, Chu reckons that it could draw in developers seeking sites with good locational attributes within Kallang.
“With construction costs on the rise, the smaller scale could be viewed as desirable,” Chu says, adding that the lower capital outlay will reduce risk for developers while providing an opportunity to enter a liveable location at a more manageable price point.
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