URA to offer nine sites under Confirmed List of 2H2026 GLS Programme
The nine Confirmed List sites under the 2H2026 Government Land Sale Programme can yield 4,745 private housing units (Picture: Samuel Isaac Chua/EdgeProp Singapore)
URA has announced nine Confirmed List sites under the 2H2026 Government Land Sale (GLS) Programme. Comprising eight private residential sites and one White site, the Confirmed List can yield 4,745 private housing units, including 735 executive condo (EC) units, alongside 83,350 sq m (897,172 sq ft) of commercial gross floor area (GFA).
These include sites at Orchard Boulevard, Marina Gardens Lane, East Coast Road and Berlayar Close, as well as the White site at Townhall Link in the Jurong Lake District (JLD) and an EC site at Jurong East Avenue 1.
Confirmed List for the 1H2026 GLS Programme
Source: URA
The number of housing units is 3.7% higher than the 4,575 units launched under the Confirmed List of the 1H2026 GLS Programme. Confirmed List units for the full year come out to a total of 9,320, which is 50% higher than the annual average Confirmed List supply over the past 10 years, said URA in a June 3 release.
Meanwhile, the Reserve List under the 2H2026 GLS Programme comprises 13 sites: eight private residential sites, one commercial site, two White sites and two hotel sites. The plots can accommodate 4,455 private housing units, 104,750 sq m (1.13 million sq ft) of commercial GFA and 970 hotel rooms.
The increase in Confirmed List supply for 2H2026 comes amid developers’ active participation in recent GLS tenders, observes Lee Sze Teck, senior director of data analytics at Huttons Asia. According to Huttons, the average number of bidders for GLS site tenders (excluding ECs) that have closed so far this year stands at 4.6. This is well above the 2.4 average recorded in 2024, and close to the 5.6 logged last year.
Average number of bidders for GLS sites (excluding EC sites)
Source: URA, Huttons Data Analytics (data downloaded on 3 Jun 2026)
At the same time, recent launches of private residential projects have also seen healthy take-up rates, with projects such as Pinery Residences, River Modern and Tengah Garden Residences selling over 90% of their units on launch weekend.
PropNex CEO Kelvin Fong highlights that several of the Confirmed List plots are located close or adjacent to a GLS site awarded in the past two years, namely the plots at Orchard Boulevard, De Souza Avenue, Tanjong Rhu Close, Berlayar Close and Holland Plain. “We think this clustering of sites can serve a two-pronged purpose of building critical mass in emerging neighbourhoods and perhaps temper land bidding behaviour by reducing the scarcity premium that developers might otherwise attach to a site,” he suggests.
Fewer CCR units, Orchard Boulevard site among standout plots
Huttons’s Lee notes that there are two Core Central Region (CCR) sites under the Confirmed List for the 2H2026 GLS Programme — the site at Orchard Boulevard that can yield 110 units and the Holland Plain site that can yield 500 units. Together, the sites will introduce 720 units in the CCR, lower than the 1,065 units under the 1H2026 GLS Programme.
He expects both sites to see healthy interest, particularly the Orchard Boulevard site. “This is probably the last few land plots along Orchard Boulevard and may see up to eight bidders and a top bid up to $1,700 psf ppr,” he predicts.
Located at the corner of Orchard Boulevard and Tomlinson Road, the 0.34ha residential site is positioned on a “quieter and more exclusive stretch” just off the Orchard Road shopping belt, observes Leonard Tay, Knight Frank Singapore’s head of research.
A map showing the location of the Orchard Boulevard site (in orange) (Picture: URA Space)
The last GLS plot awarded in the vicinity was the site of Upperhouse at Orchard Boulevard, observes Christine Sun, chief researcher and strategist at Realion (OrangeTee & ETC) Group. UOL Group and Singapore Land Group were awarded the site in February 2024 for $428.28 million, or $1,616 psf ppr.
Upperhouse at Orchard Boulevard has moved 80% of its units to date, which will likely give developers confidence in the latest site, remarks Marcus Chu, CEO of ERA Singapore. “Given its manageable unit yield, premium location, and superb connectivity via the Thomson-East Coast line, this tender is expected to be closely contested,” he says.
At Holland Plain, the site under the 2H2026 Confirmed List is adjacent to two other sites that were both recently awarded to Sim Lian Group. A site at Hollank Link was awarded at $1,432 psf ppr in 2025, while a neighbouring plot on Holland Plain was awarded at $1,391 psf ppr last month.
Berlayar Close site: Building on Greater Southern Waterfront transformation
Another notable site is the Berlayar Close plot. Measuring 2.82ha, it can accommodate around 695 units. This will be the third site to be developed in the Greater Southern Waterfront, according to Sun of Realion Group.
The first plot to be awarded in the upcoming neighbourhood, located at Telok Blangah, was awarded in November 2025 to Kingsford Group at $1,326 psf ppr. It can yield about 745 units. Another site at Berlayar Drive that can accommodate about 415 units is currently open for tender, which will close on Aug 4.
ERA’s Chu expects the latest site to attract strong interest, given its central location close to the CBD and other key areas, as well as its connectivity, with the site being a 10-minute walk away from Telok Blangah MRT Station (Circle Line). “The site is also well-positioned to benefit from the planned transformation of the Greater Southern Waterfront,” he says.
Town Hall Link White site to yield 1,200 homes
The Town Hall Link site is the largest under the 2H2026 GLS Programme Confirmed List, as well as the only White site on the list. Spanning 3.72ha, the plot can yield up to 1,200 housing units, along with a minimum of 40,000 sq m (430,556 sq ft) of office space and 44,000 sq m (473,612 sq ft) of space for other uses, including retail, serviced apartments, hotel and community uses. The mixed-use development will be connected to or close to four MRT lines — the North-South and East-West lines, as well as the upcoming Jurong Region and Cross Island lines.
The site, to be launched for tender in July, will drive the next phase of development for the JLD, says URA. It was carved out of the former 6.5ha master developer site at JLD, which received a bid of $640 psf ppr in 2024 that was rejected by the government after being deemed too low.
The smaller size of the Town Hall Link site may boost developer interest, along with its proximity to major amenities and transport nodes, notes Knight Frank’s Tay. Nonetheless, the site remains larger than typical GLS plots, says Realion’s Sun. “On the back of complex construction requirements, we anticipate developers may still likely need to form consortiums or joint ventures when they submit their bids,” she adds.
Sole EC site at Jurong East Avenue 1
The 2H2026 GLS Programme includes one EC site located at Jurong East Avenue 1, which can yield 735 units. This will be the first EC to be launched in Jurong East in nearly 30 years, since the launch of Westmere in 1996, says Mohan Sandrasegeran, head of research and data analytics at SRI. This makes it “one of the most anticipated EC sites in the western region”, he adds.
Despite recent EC cooling measures, Realion’s Sun also expects demand for the site to be strong, given a lack of new EC supply in the region. On May 8, the government announced new restrictions on the EC market, including extending the minimum occupation period from five to 10 years, the removal of the Deferred Payment Scheme, and an increase in the allocation quota for first-time homebuyers at new EC launches from 70% to 90%.
A map showing the location of the Jurong East Avenue 1 site (Picture: URA Space)
The Jurong East Avenue 1 site brings full-year EC supply to 1,370 units on the Confirmed List, substantially lower than the 1,970 EC units supplied in 2025. The measured EC supply likely indicates a transitional phase, as the government assess how developers and prospective buyers might respond to the new EC measures, says PropNex's Fong.
Marina Gardens Lane site: Third plot launched in Marina South precinct
The Marina Gardens Lane site measures 0.6ha. Zoned for residential use with commercial at the first storey, it can yield around 390 housing units and 150 sq m (1,615 sq ft) of commercial space. It is within walking distance of the upcoming Marina South MRT Station on the Thomson-East Coast Line. It is also next to the 937-unit One Marina Gardens, which has sold about 68% units since launching in April 2025.
This is the third site to be launched for sale in the Marina South precinct, notes ERA’s Chu. The first was a White site at Marina Gardens Crescent that attracted a sole bid of $984 psf ppr upon the tender closing in February 2024, which was deemed to be too low by URA.
The other plot was the site of One Marina Gardens, which a Kingsford-led consortium purchased in July 2023 for $1.034 billion, or $1,402 psf ppr.
The smaller size of the Marina Gardens Lane site could appeal to smaller and mid-sized developers, Chu observes. To that end, he believes the site could see around four bidders, similar to the tender for the site of One Marina Gardens.
Tanjong Rhu Close site offers attractive location, sea views and amenities
Tricia Song, CBRE’s head of research for Singapore and Southeast Asia, sees the Tanjong Rhu Close site as one of the most attractive plots under the Confirmed List for the 2H2026 GLS Programme. Measuring 1.23ha, the residential site can yield around 505 units.
The site is adjacent to another plot on Tanjong Rhu Road that was awarded in February 2026 to a joint venture between City Developments and Woh Hup. The joint venture topped five bids received for the site at $1,455 psf ppr, which set a record land rate for a pure residential site in the Rest of Central Region (RCR), adds Song.
The Tanjong Rhu Close site is adjacent to another plot that was awarded in February (Picture: URA Space)
She expects a similar response for the site at Tanjong Rhu Close, given its similar attributes. Besides being in “a well-regarded enclave” close to the CBD, Marina Bay and the Kallang sports precinct, the plot is about a 10-minute walk to the Katong Park and Tanjong Rhu MRT Stations on the Thomson-East Coast Line. Song adds that the future development on the site could offer unblocked sea views.
East Coast Road site: Smaller plot in Siglap landed enclave
At 0.55ha, the East Coast Road site can yield 85 units — the lowest among all the Confirmed List sites. This makes it a palatable size for developers, who may also be drawn to the site’s location in a low-density precinct, notes CBRE’s Song. The site is located within a predominantly landed housing enclave in the Siglap area.
Knight Frank’s Tay concurs, noting the site is well-positioned for a boutique residential development in a mature neighbourhood. However, he points out that the site has a minimum unit size requirement of 100 sq m, which may be a constraint for some developers. “The restricted ability to optimise returns through smaller, higher-quantum-per-square-foot units, narrows the target market to buyers who can afford larger absolute prices,” he explains.
In addition, the site is not as close to an MRT station as some of the other sites, which may result in more measured demand for the East Coast Road plot, says Realion’s Sun.
De Souza Avenue plot
The last Confirmed List plot is located on De Souza Avenue. The 2.22ha site can yield about 415 units.
The site is next to a GLS plot that is now the site of the 347-unit The Sen. Sustained Land, the developer of the project, was awarded the site in July 2024 at $841 psf ppr. The Sen was launched in November 2025, moving 23% of units during its launch weekend.
ERA's Chu expects "lukewarm" interest in the site, given its location far from an MRT station, and the lack of HDB upgraders in the surrounding areas. Nonetheless, developers looking to bid on the site will likely use the neighbouring plot's land rate as a benchmark, seeking to secure an Outside Central Region site in the Bukit Timah planning area at a favourable price, he says.
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