1H2026 GLS Programme offers nine Confirmed List sites, including two EC plots and Bayshore mixed-use site

/ EdgeProp Singapore

December 2, 2025 3:25 PM SGT

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The nine Confirmed List sites can yield 4,575 private residential units (Picture: Samuel Isaac Chua/EdgeProp Singapore)

URA has announced nine Confirmed List sites and 12 Reserve List sites under the 1H2026 Government Land Sales (GLS) Programme. The Confirmed List comprises eight private residential sites, including two executive condo (EC) plots, as well as a mixed-use, commercial and residential site.

Together, the nine sites can yield 4,575 private residential units, including 635 EC units and about 242,188 sq ft of commercial space gross floor area (GFA). The number of housing units is 3.2% lower than the 4,725 units introduced in the 2H2025 GLS Programme, and about 9% lower than the 5,030 units in 1H2025.

The Reserve List consists of six private residential sites, one commercial site, three White sites and two hotel sites. The sites can potentially yield an additional 4,610 private housing units, over 2 million sq ft of commercial GFA, and 970 hotel rooms. This is the largest Reserve List supply since 2H2021, says Marcus Chu, CEO of ERA Singapore.

Combining the Confirmed and Reserve List sites, the 1H2026 GLS Programme can yield 9,185 private residential units, on par with the 9,200 units in 2H2025.

The sites under the Confirmed List include residential sites at Holland Plain, River Valley Green, Peck Hay Road in the Newton area, Berlayar Drive in the Greater Southern Waterfront, New Upper Changi Road, and Lorong Puntong, off Sin Ming Avenue. There are also two EC plots at Canberra Drive and Sembawang Drive, along with a commercial and residential site at Bayshore Drive.

Under the Reserve List, notable changes include the introduction of a White site at Town Hall Link that was carved out from the Master Developer site for Jurong Lake District.

Confirmed List for the 1H2026 GLS Programme

Source: URA

Notable sites

Sole mixed-use plot to drive Bayshore development

The site at Bayshore Drive is the largest in the 1H2026 GLS Programme. At 5.74ha, it can yield an estimated 1,280 housing units, along with 242,188 sq ft of commercial GFA. It is above the Bedok South MRT Station that is currently under construction, notes Knight Frank’s Tay.

A map showing the location of the Bayshore Road Drive GLS site (Picture: URA Space)

This is the second private residential plot to be released in the emerging Bayshore precinct. “This will be the first major mall in the Bayshore district and will be hugely popular among buyers looking for convenience and connectivity,” observes Lee Sze Teck, senior director of analytics at Huttons Asia.

The first GLS site sold in Bayshore was a plot at Bayshore Road, which drew eight bids. A joint venture between SingHaiyi Group and Haiyi Holdings was awarded the site in March at $1,388 psf per plot ratio (ppr).

While the site is expected to generate interest, Lee notes that the complexity of the future project, along with the large quantum required to purchase the site, may limit participation to a select few developers and joint ventures.

Peck Hay Road site: Attractive plot in the CCR

The Peck Hay Road site, spanning 0.55ha, can yield about 315 new homes. Located in the Core Central Region (CCR), the site, previously a transitional office, is next to the Newton MRT Interchange. Leonard Tay, Knight Frank Singapore’s head of research, believes the site could draw strong interest, given the eight bids received for the nearby Bukit Timah road GLS site. URA awarded the site to HH Investment at a land rate of $1,820 psf per plot ratio last month.

The Peck Hay Road GLS site (marked in orange) was previously a transnational office site (Picture: URA Space)

ERA’s Chu adds that the Peck Hay Road site is at the centre of Newton’s upcoming urban transformation under the 2025 URA Master Developer Plan. “Considering its manageable unit yield and prime location, this tender is likely to be highly competitive,” he opines. He predicts the site could have over five bidders, with developers aiming to secure first-mover advantage in the upcoming Newton “Urban Village”.

Lorong Puntong site to benefit from proximity to Bright Hill MRT Station

The smallest site under the Confirmed List is the Lorong Puntong plot, measuring 0.43 ha. It can yield about 140 units. Situated in the Bishan planning area, the plot is at the fringe of established private residential estates in the Sin Ming and Upper Thomson neighbourhoods, notes Mohan Sandrasegeran, head of research and data analytics at SRI.

A map showing the location of the Lorong Puntong site (Picture: URA Space)

Huttons’ Lee expects the site to garner strong interest, given its proximity to Bright Hill MRT Station, which is on the Thomson-East Coast Line, as well as its location opposite Ai Tong School. He predicts the site could attract up to 10 bidders, with a top bid of around $180 million.

Berlayar Drive: Second plot in Greater Southern Waterfront

Spanning 2.54ha, the Berlayar Drive GLS site can accommodate some 415 housing units. It is the second plot to be offered in the new Berlayar estate on the former Keppel Club site. The site is within walking distance of the Telok Blangah MRT Station.

A map showing the location of the Berlayar Drive site (Picture: URA Space)

The previous site sold in Berlayar is a GLS plot at Telok Blangah Road, which drew three bids. It was awarded to Kingsford Group for $918.3 million ($1,326 psf ppr) last month.

Huttons’ Lee points out that in addition to its proximity to the MRT station, the site is also one of the closest to the sea. “There may be up to six bidders and a top bid above $500 million,” he says.

New Upper Changi Road site to leverage demand from Bedok Rise tender

The plot at New Upper Changi Road spans 3.16ha and can yield about 1,040 residential units. The site is within walking distance of Bedok MRT Station. “With this plot being the first new private residential project in Bedok Central in the past 15 years, demand can be expected from developers and homebuyers,” remarks Knight Frank’s Tay.

SRI’s Sandrasegeran adds that the site arrives at an opportune time, following the strong competition for the Bedok Rise GLS tender late last month. The site drew 10 bids, with Allgreen Properties submitting the top bid of $464.8 million or $1,330 psf ppr.

EC sites at Canberra Drive and Sembawang Drive

The 1H2026 GLS Programme includes two EC sites under the Confirmed List located at Canberra Drive and Sembawang Drive.

The Canberra Drive site spans 1.16ha and is expected to accommodate 185 units. “The Canberra Drive site may be the smallest EC project ever,” says Huttons Lee. The smaller outlay required for the site, which he estimates at about $150 million, along with the site’s location close to Canberra MRT Station, may see it attract as many as 10 bidders, he anticipates.

The site at Sembawang Drive measures 1.29ha and can yield about 450 EC units. Compared to the Canberra Drive site, the Sembawang Drive plot is located in a quieter neighbourhood, further away from the MRT, points out ERA’s Chu. Nonetheless, it is close to greenery, established private residential areas and primary schools that may make it attractive to families.

Holland Plain and River Valley Green (Parcel C) sites

Two sites, located at Holland Plain and River Valley Green (Parcel C), were previously on the Reserve List of the 2H2025 GLS Programme.

The Holland Plain site can yield about 280 residential units across a site area of 1.57ha. It is adjacent to another site at Holland Link, which was sold earlier this year to Sim Lian Group for $368.37 million ($1,432 psf ppr).

The Holland Plain site shares many attributes with the previously tendered site, says ERA’s Chu. “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,” he adds.

River Valley Green (Parcel C) measures 1.15ha and can yield about 470 units. According to SRI’s Sandrasegeran, this will be the fifth GLS site in the River Valley precinct in recent years. “Given the strong pipeline and track record of nearby projects, River Valley Green (Parcel C) is well-placed to tap into the spillover demand, particularly among buyers seeking centrality, walkable access to the Singapore River precinct, and proximity to the Thomson-East Coast Line MRT network,” he continues.

The most recent launch in the area was the 706-unit Zyon Grand. The joint developers, City Developments (CDL) and Mitsui Fudosan (Asia), sold 84% of units at an average of $,3050 psf during the project’s launch weekend on Oct 25-26.

Town Hall Link site on Reserve List carved out of JLD Master Developer site

Under the Reserve List, URA has introduced a white site at Town Hall Link. Carved out of the former Jurong Lake District (JLD) master developer site, it measures 3.72ha and can yield about 1,200 private residential units. It can also accommodate about 904,168 sq ft of commercial GFA, including a minimum of 430,556 sq ft for office space, with the remainder for complementary uses, including retail, hotel and community uses.

The site is expected to be made available in March 2026. “As the site is around half the size of the JLD Master Developer site in terms of GFA, the reduced development risk will give developers the option to undertake the project with greater confidence,” says URA. It adds that the government will be undertaking some infrastructure works upfront to reduce the cost burden on developers.

A map showing the site of the Town Hall Link site (Picture: URA Space)

The JLD Master Developer site was previously launched for tender under the Confirmed List of the 1H2023 GLS Programme. Following the tender closing in March 2024, it received one bid from a consortium of developers comprising CapitaLand Group, CDL, Frasers Property, Mitsubishi Estate Co and Mitsui Fudosan Co. The tender was not awarded, as URA assessed the tendered price of $640 psf ppr for the site to be too low, and the site was subsequently placed on the Reserve List. The land rate implied a total price of about $2.5 billion for the site.

Market observers welcomed the move to carve out the Town Hall Link site. “This demonstrates the government’s commitment to decentralisation and to advance the development of the JLD - by making it a more palatable quantum for developers to consider,” says Chris Archibold, managing director of office services for Southeast Asia at Colliers.

Christine Sun, chief research and strategist at Realion (OrangeTee & ETC) Group, concurs. “By offering the land in smaller plots, the site becomes more accessible to a broader range of developers,” she says. She believes the site could attract between three to five bidders when launched.

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