GLS 1H2026: Identifying the most sought-after sites
Located near Newton MRT Station, the Peck Hay Road GLS site is expected to attract keen interest from developers. (Photo: Samuel Isaac Chua/EdgeProp Singapore).
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In a market where land prices, development risk and buyer demand are increasingly scrutinised, not all Government Land Sales (GLS) sites are created equal. While the GLS programme remains a key source of development land in Singapore, developers tend to be selective, favouring sites with strong connectivity, proven demand and manageable scale.
With the 1H2026 GLS programme now unveiled, attention has turned to which sites are likely to draw the keenest interest. Of the nine sites on the Confirmed List, six are residential plots that could collectively yield about 2,660 condo units, alongside two executive condo (EC) sites and one mixed-use site (see Table 1). Based on location, surrounding amenities and recent tender outcomes, certain sites stand out as stronger contenders for developers’ interest.
Among the six residential sites on the Confirmed List, the Peck Hay Road and New Upper Changi Road sites are expected to attract the most interest from developers. Both sites offer an attractive combination of convenience and connectivity, given their close proximity to MRT stations and a wide range of amenities, including major malls and hawker centres.
That said, the two sites differ greatly. The Peck Hay Road site is located in a central area, while the New Upper Changi Road site is situated within a well-established suburban residential neighbourhood. In addition, the Peck Hay Road site is significantly smaller than the site along New Upper Changi Road.
Peck Hay Road GLS site: Central, convenient and connected
The Peck Hay Road site is located within a 500m radius of the dual-line Newton MRT Station, Newton Food Centre, Balmoral Plaza, The Tanglin Club and Anglo-Chinese School (Junior). It is also a short drive from the Central Expressway and Orchard Road. Its proximity to numerous amenities makes the future condo attractive to potential homebuyers and, in turn, could encourage more developers to submit bids.
The site can yield an estimated 315 units. Its relatively small size could be another attractive feature for developers, as a smaller development typically entails lower development costs and reduced risk.
The Peck Hay Road site is near the Bukit Timah Road GLS site, which closed in November 2025 with eight bids. It was awarded in the same month to HH Investment, which submitted the top bid of $566.292 million ($1,820 psf ppr).
The Bukit Timah Road GLS site is arguably in a better location than the Peck Hay Road site, as it is nearer to Newton MRT Station and Balmoral Plaza (see Map 1). However, the proximity of the two sites could prompt unsuccessful bidders for the Bukit Timah Road GLS site to turn their attention to the Peck Hay Road GLS site.
Source: EdgeProp LandLens
The Peck Hay Road site is also within a 500m radius of the freehold Pullman Residences Newton, which obtained its temporary occupation permit last year. The 340-unit freehold condominium achieved an average price of $3,127 psf last year, representing a 4.5% increase since its launch in 2019.
New Upper Changi Road GLS site: Well-established and popular neighbourhood
The New Upper Changi Road GLS site is expected to see keen interest from developers, as it is within walking distance of Bedok MRT Station, Bedok Integrated Transport Hub, Bedok Mall, Bedok Interchange Hawker Centre, as well as the market and food centre along Chai Chee Road (see Map 2).
Source: EdgeProp LandLens
Only Opera Estate Primary School is within a 1km radius of the site, but there are several reputable schools within a 2km radius, including St Stephen’s School, Red Swastika School, Victoria School, St Patrick’s School, Anglican High School and Temasek Junior College (Secondary and Junior College).
Moreover, the site is located within the well-established and popular Bedok neighbourhood in the East Region, which has seen a significant improvement in connectivity since the opening of most of the stations on the Thomson–East Coast Line. Aside from improved connectivity, Bedok is set to undergo further transformative changes under the latest Master Plan.
A major change is the creation of a new town—Bayshore—which will feature new amenities such as an integrated transport hub, a central park, a school, shops and sports facilities. Future residents of the development on the New Upper Changi Road site will be able to enjoy these upcoming amenities.
Notably, a GLS site along Bayshore Road was awarded to SingHaiyi–Garnet in March 2025 for $658.89 million ($1,388 psf ppr). Located adjacent to Bayshore MRT Station—which is just one MRT stop from the New Upper Changi Road site—the Bayshore Road GLS site attracted eight bids.
The New Upper Changi Road GLS site is the only residential site on the list that can accommodate more than 1,000 condo units. The size of the site may dampen its appeal to some developers, as it would entail higher development costs and greater risk. However, some developers may seek to mitigate this risk by forming a joint partnership to bid for the site.
The remaining residential sites
The GLS site along Lorong Puntong is within walking distance of Bright Hill MRT Station, which will serve as an interchange for the Cross Island and the Thomson-East Coast lines when Phase 1 of the former is completed in 2030. While the site is also adjacent to the popular Ai Tong School, there are no other major amenities, such as a large shopping mall, within walking distance (see Map 3).
Source: EdgeProp LandLens
Telok Blangah MRT Station, Labrador Nature Park and Marina at Keppel Bay are within walking distance of the Berlayar Drive GLS site (see Map 4). The site is also near the sea, which could potentially provide future residents with sea views. However, Blangah Rise Primary School is the only school within a 1km radius, and the nearest major mall—VivoCity—is more than 1km away.
Furthermore, the Berlayar Drive GLS site is near the Telok Blangah Road GLS site, which attracted only three bids when its tender closed in November 2025. The site was awarded to Kingsford Group, which submitted the top bid of $918.3 million ($1,326 psf ppr).
Source: EdgeProp LandLens
The Holland Plain GLS site is located within the Bukit Timah Planning Area, which could also explain why an adjacent site—the Holland Link GLS site—attracted five bids when its tender closed in July 2025 (see Map 5). The site was awarded to Sim Lian, which submitted the top bid of $368.37 million ($1,432 psf ppr).
Developers who missed out on the Holland Link site may make another attempt at the Holland Plain GLS site. Meanwhile, Sim Lian could submit a defensive bid to protect its landbank position and prevent the pricing of the second site from deviating significantly from the first.
Additionally, the Holland Plain GLS site does not have any MRT stations or major malls within walking distance, and Methodist Girls’ School (Primary and Secondary) is the only school within a 1km radius.
Source: EdgeProp LandLens
In contrast, the proximity of the River Valley Green (Parcel C) GLS site to Great World MRT Station, Great World City, River Valley Primary School, and Orchard Road means that future residents will be near numerous amenities.
However, the GLS site is also surrounded by recently launched projects. Promenade Peak, River Green and Zyon Grand were launched last year, each achieving a take-up rate of over 50% at launch. Based on caveats lodged at the time of writing, River Green has since achieved the highest take-up rate of 92%. Meanwhile, Promenade Peak and Zyon Grand have achieved take-up rates of 65.1% and 86.5%, respectively.
Despite the strong sale performance of these newly launched condos, response from developers for the River Valley Green (Parcel C) site may be muted due to anticipated competition from these nearby condos. Additionally, River Modern—located adjacent to the site—is expected to be launched soon (see Map 6). Combined, there are approximately 800 available units from the four new condos.
To avoid competition, some developers may focus more of their attention on the Peck Hay Road site instead of the River Valley Green (Parcel C) site, as both are scheduled to be launched in April.
Source: EdgeProp LandLens
Canberra Drive EC site likely to attract more interest
There are only two EC sites on the latest Confirmed List (see Table 1) and both are expected to attract keen interest from developers. ECs tend to appeal to buyers who view such developments as a more affordable pathway to eventually owning private residential property. The recent review of the income ceiling for EC applicants will widen the pool of eligible buyers and, in turn, could spur more developers to bid for EC sites.
Both EC sites on the Confirmed List are in the North Region. Interestingly, the GLS tender for an EC site along Woodlands Drive 17 closed recently with three bids. Sim Lian submitted the top bid of $484 million ($794 psf ppr).
The Canberra Drive site is likely to attract more bids compared to the Sembawang Drive site, as the former is arguably in a better location. The Canberra Drive site has more amenities within a 500m radius, including Canberra MRT Station, Bukit Canberra Swimming Complex, Jalan Sendudok Park and Sembawang Shopping Centre (see Map 7). Schools within a 1km radius include Sembawang Primary School and Wellington Primary School.
Source: EdgeProp LandLens
In contrast, there are no MRT stations or major malls within walking distance of the Sembawang Drive site. The nearest MRT station is Sembawang, which is more than 1km away. Similarly, Sun Plaza, Sembawang Mart and Bukit Canberra Hawker Centre are all around 1km away. The silver lining is the presence of four schools within a 1km radius, namely Canberra Primary School, Endeavour Primary School, Northoaks Primary School and Canberra Secondary School (see Map 8).
Source: EdgeProp LandLens
The largest site on the list
The mixed-use site, which is also the largest site on the Confirmed List, is located along Bayshore Drive and can yield an estimated 1,280 condo units and 242,190 sq ft of commercial space.
The site is expected to attract significant interest from developers due to its location within the popular East Coast residential neighbourhood. Moreover, the site is adjacent to the upcoming Bedok South MRT Station, which is scheduled for completion later this year (see Map 9). As a result, future residents of the upcoming condo will be able to use the MRT station upon moving in.
Other nearby amenities include Upper East Coast Bus Terminal and Temasek Secondary School. Additional schools within a 1km radius include Bedok South Secondary School and Temasek Primary School. The site is also a short drive from the East Coast Parkway and East Coast Park.
Source: EdgeProp LandLens
There are no major malls within a 500m radius of the site, which is an inconvenience for current residents in the area. However, this drawback could be addressed by the development of a retail podium on the Bayshore Drive GLS site. Moreover, the lack of competing malls nearby adds to the appeal of the mixed-use development because developers can build a mall that will cater to the underserved neighbourhood.
Which sites on the Reserve List are likely to be triggered?
There are a total of 12 sites on the Reserve List (see Table 2). These sites will not be launched for tender unless a developer expresses interest by triggering the launch of the site.
Among the six residential sites on the Reserve List, the Kitchener Link site is the most likely to be triggered due to its close proximity to Farrer Park MRT Station, Jalan Besar Plaza and City Square Mall (see Map 10). Moreover, Farrer Park MRT Station is just one stop from the dual-line Little India MRT Station and two stops from the triple-line Dhoby Ghaut MRT Station. Additionally, Farrer Park Primary School and Northlight School are within a 1km radius.
The Kitchener Link site is also small and can yield fewer than 150 condo units. The lower development cost and reduced risk associated with a smaller site may appeal to developers, particularly those who prefer to develop boutique developments over large-scale projects.
Source: EdgeProp LandLens
Another Reserve List site to watch is the Town Hall Link white site. It was carved out of a larger master developer site that was intended to kickstart the development of Jurong Lake District (JLD). The JLD site was launched for tender in June 2023. However, in September 2024, URA announced that it was not awarded, as the sole bid was deemed too low.
The Town Hall Link site may attract more interest from developers because it is significantly smaller than the JLD site, reducing development costs and associated risks. Furthermore, the government will undertake some infrastructure works.
Another factor is its convenient location near Jurong East MRT Station (see Map 11), which will serve as an interchange station for the East-West and Jurong Region lines upon completion of the latter in 2029. The site is also near to Jurong East Bus Interchange, JEM, Westgate and the Ayer Rajah Expressway which could add to the appeal of the site.
Source: EdgeProp LandLens
Conclusion
The GLS Confirmed List for 1H2026 offers six residential sites spread across the island. Our deep dive into the sites indicates that the Peck Hay Road and New Upper Changi Road sites are likely to attract the most attention from developers.
On the surface, the two sites could not be more different. The Peck Hay Road site is significantly smaller and located in a central area, while the New Upper Changi Road site is larger and located in Bedok. However, both sites are in close proximity to an MRT station and numerous amenities, offering connectivity and convenience to future residents. This shared similarity is likely to attract interest from developers.
The Confirmed List also features two EC sites and a mixed-use site. As ECs tend to be popular with buyers, both EC sites are likely to attract healthy interest, with the Canberra Drive site expected to receive more bids due to its closer proximity to amenities. Similarly, buyers’ demand for mixed-use developments is expected to boost developers’ interest in the mixed-use site along Bayshore Drive.
Among the residential sites on the Reserve List, the Kitchener Link site is the most likely to be triggered due to its central location as well as its close proximity to an MRT station and a mall.
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