# GLS sites in Marina South and Orchard released for sale; can yield 390 and 110 homes

- **Source:** EdgeProp Singapore
- **Published:** 2026-08-13T04:07:46.000Z
- **Author:** Fiona Lam
- **Original:** https://www.edgeprop.sg/property-news/gls-sites-marina-south-and-orchard-released-sale-can-yield-390-and-110-homes
- **Topics:** Commercial & Industrial, New Launches, Government & Policy

## Featured rationale

Strong nearby project sales and shrinking CCR unsold inventory signal firm demand, which may encourage developer bidding despite greater site choice and Orchard’s higher construction costs.

## AI summary

URA released Marina Gardens Lane and Orchard Boulevard GLS sites on Aug 13, potentially yielding 390 and 110 homes, with tenders closing on Oct 15 and Oct 29, 2026.

## Original article

URA on Aug 13 released two residential sites for sale under the 2H2026 government land sales (GLS) programme.

One is located on Marina Gardens Lane, potentially yielding about 390 homes, while the other is along Orchard Boulevard, which may produce some 110 residential units.

Marina Gardens Lane mixed-use site

The site on Marina Gardens Lane is zoned for residential use with commercial use at the first storey.

Read also: CDL property development revenue jumps in 1H2026 on Lumina Grand EC; to launch Lucerne Grand in October

It measures about 6,007 sq m (64,659 sq ft) and can have a maximum gross floor area (GFA) of 33,642 sq m.

This is the third site in the upcoming Marina South precinct to be offered for sale.

The precinct is being planned as a mixed-use, sustainable and community-centric district, and is next to Gardens By The Bay and the upcoming large-scale wellness attraction Therme Singapore.

“Demand from buyers in this new precinct was robust,” said Huttons Asia CEO Mark Yip. One Marina Gardens, the first project in the precinct, has sold more than 70% of its units since its launch in April 2025.

For the latest GLS site, there will be retail amenities on the first level and underground access to Marina South MRT Station, which will provide residents with easy access to the CBD and other parts of Singapore via the Thomson-East Coast Line, Yip commented.

ERA Singapore CEO Marcus Chu similarly pointed out that the future development will include about 150 sq m of commercial space, which offers opportunities for convenience retail and services that cater to residents’ daily needs.

“Given that the Marina South precinct is still in its early stages of development and currently lacks nearby amenities, this provision is expected to enhance the project's appeal to homebuyers by improving day-to-day convenience,” Chu said.

Read also: UOL readies mega Thomson Reserve condo launch in 4Q2026, and luxury NoMad Hilton hotel debut

PropNex head of research and content Wong Siew Ying sees the location as a "strong pull", with some residences likely to enjoy unobstructed views of Gardens By The Bay.

She highlighted that its proximity to the Marina Bay Financial Centre, CBD, and Marina Bay Sands also places future residents at the doorstep of a major employment node and one of Singapore’s marquee lifestyle and tourism destinations.

"That said, the lack of schools in the vicinity could be a downside in terms of attracting demand from families," Wong added.

The first site on Marina Gardens Lane, which is next to the latest plot, was awarded for $1,402 psf ppr or $1.034 billion in July 2023.

Since then, that plot has been developed into the 937-unit One Marina Gardens, which achieved a take-up rate of 70.5% since its April 2025 launch, according to ERA.

“Following the successful launch of One Marina Gardens, the market has greater visibility into buyer demand, which should give developers more confidence to bid for this site,” Chu shared.

Read also: Frasers Property-led consortium submits top bid of $2.13 bil for Bayshore Drive mixed-use GLS site

He said the site could be developed as either a single high-rise tower or a tandem of a taller tower with a shorter block. If so, units in the taller tower could “attract considerable demand” due to the site’s waterfront location, Chu opined.

Yip also noted that the sole bid for the nearby Marina Gardens Crescent site had been rejected as URA assessed it to be too low. That plot has been moved to the Reserve List and is available for application.

Given the recent extension of the additional buyer’s stamp duty timeline for large en bloc sites, more developments might soon gun for a collective sale.

This, together with the GLS programme, will offer developers more choices and hence make them likely to be more selective of the sites they buy, Yip said.

He expects this site to attract a top bid between $1,350 psf per plot ratio (psf ppr) and $1,450 psf ppr, from not more than three developers.

Chu from ERA believes the top bid could reach at least $1,450 psf ppr.

PropNex projects that the "manageably sized" plot may receive four to six bids, with the highest one likely hovering around $1,550 psf ppr to $1,650 psf ppr.

Wong noted that based on the tender document, the successful tenderer shall pay the amount of $403,704 together with the GST chargeable towards the cost of providing an electrical substation at Marina Bay.

The tender for the Marina Gardens Lane GLS site will close at 12pm on Oct 15, 2026.

Orchard Boulevard residential site

Over in the Orchard area, the smaller GLS land parcel is zoned for residential use.

Located in District 10, the Orchard Boulevard site covers about 3,438 sq m, with a maximum GFA of 9,627 sq m.

In Chu's view, this could pique developers’ interest, as the most recent launch in the same district — UpperHouse at Orchard Boulevard — has sold 82.1% of its units in around a year.

Such a strong take-up for a private residential project in the Core Central Region (CCR), which typically sees a more gradual take-up, "signifies firm buyer demand in the area", Chu added.

Likewise, Yip from Huttons highlighted that recent sales performance at CCR condo launches indicate strong demand momentum.

In the second quarter of 2026, there were 5,504 unsold units in the CCR — the lowest level since the high of 8,419 unsold units in 1Q2025, according to Huttons data.

Yip added that this may probably be one of the last few land plots along Orchard Boulevard, and that it is part of the exclusive Cuscaden enclave, surrounded by luxury developments.

Its smaller overall size and lower price point could create a more attractive entry into the CCR market.

This may potentially encourage property developers to bid more actively for the site as they look to replenish their luxury condo pipeline, ERA's Chu said.

Earlier, the previous Orchard Boulevard GLS site had attracted four bids when the tender closed in February 2024, and it was awarded for $1,617 psf ppr or $428.3 million.

The latest subject site is also close to the Orchard Road commercial and retail area, which will attract homebuyers who are interested in a highly accessible urban environment, Chu said.

"The presence of numerous international retail brands, dining venues, and nearby Grade A office buildings is also likely to boost leasing interest from expatriates, enhancing the project's attractiveness to investors," he continued.

Given the rarity of GLS sites in the Orchard Planning Area, ERA expects active participation from developers in this tender, with bid prices likely ranging from $1,650 psf ppr to $1,700 psf ppr.

Meanwhile, Yip reckons there may be up to five bidders with a top bid coming in around $1,650 psf ppr to $1,750 psf ppr.

"This site offers developers an opportunity to add a prestigious CCR project to their track record at a palatable quantum," Yip said.

PropNex estimates the highest bid land rate could be in the region of $1,950 psf ppr to $2,050 psf ppr, which translates to around $202.1 million to $212.4 million.

That may possibly be one of the lowest quantums for a prime CCR GLS site since the Handy Road plot (now Haus on Handy) was awarded for $212.2 million in 2018, according to Wong.

"This could be seen as a manageable capital outlay for a prime residential site near Orchard Road, and could be attractive to mid-sized and boutique players," she continued.

That said, PropNex noted the successful tenderer will have to locate all car parking spaces at the basement levels of the development, which may lead to higher construction costs compared to surface or above-ground parking structures.

The tender for the current Orchard Boulevard GLS site will close at 12pm on Oct 29, 2026.

Check out the latest listings for Marina South, Orchard, Orchard Boulevard properties

## Chinese translation

> Translation model: grok_cli

### 滨海南与乌节两幅政府售地推出；分别可建约390套与110套住宅

滨海花园巷综合用途地块或吸引每平方英尺地积比新币1,350至1,450元出价。乌节林荫道地块或吸引每平方英尺地积比新币1,650至1,700元出价

市区重建局于8月13日根据2026年下半年政府售地（GLS）计划推出两幅住宅用地出售。

一幅位于滨海花园巷，预计可建约390套住宅；另一幅位于乌节林荫道，或可建约110个住宅单位。

滨海花园巷综合用途地块

滨海花园巷地块规划为住宅用途，一层可用于商业。

延伸阅读：城市发展集团物业开发收入因Lumina Grand行政公寓在2026年上半年跃升；将于10月推出Lucerne Grand

地块面积约6,007平方米（64,659平方英尺），最高可建总楼面面积（GFA）为33,642平方米。

这是即将形成的滨海南片区中第三幅推出出售的地块。

该片区正规划为综合用途、可持续且以社区为中心的区域，毗邻滨海湾花园及即将落成的大型康养景点Therme Singapore。

合登亚洲首席执行官叶国经表示：“这个新片区的买家需求强劲。”该片区首个项目One Marina Gardens自2025年4月开盘以来已售出逾70%单位。

叶国经评论称，此次最新政府售地地块一层将设零售配套，并有地下通道连接滨海南地铁站，方便居民经汤申-东海岸线前往中央商务区及新加坡其他地区。

ERA新加坡首席执行官朱缅盛同样指出，未来项目将包含约150平方米商业空间，可为便利零售及服务居民日常所需提供机会。

朱缅盛说：“鉴于滨海南片区仍处开发初期，目前附近配套不足，此项配置有望提升日常便利，从而增强项目对购房者的吸引力。”

延伸阅读：华业集团筹备2026年第四季度推出大型公寓Thomson Reserve，以及豪华NoMad希尔顿酒店亮相

产权代理研究与内容主管黄秀莹认为该地段具有“强大拉力”，部分住宅或可享无遮挡的滨海湾花园景观。

她强调，靠近滨海湾金融中心、中央商务区及滨海湾金沙，也使未来住户紧邻主要就业节点，以及新加坡标志性的生活方式与旅游目的地之一。

黄秀莹补充道：“话虽如此，附近缺乏学校，在吸引家庭买家需求方面可能是一个不利因素。”

滨海花园巷上一幅地块与此次最新地块相邻，于2023年7月以每平方英尺地积比新币1,402元或总价新币10.34亿元中标。

此后该地块已开发为937个单位的One Marina Gardens。据ERA数据，该项目自2025年4月开盘以来认购率达70.5%。

朱缅盛表示：“One Marina Gardens成功开盘后，市场对买家需求有了更清晰的可见度，这应会增强发展商竞投此地块的信心。”

延伸阅读：星狮地产牵头财团以新币21.3亿元最高标价竞得Bayshore Drive综合用途政府售地

他称，该地块可开发为单栋高层塔楼，或一栋较高塔楼搭配一栋较矮楼座。若如此，较高塔楼的单位因其滨水地段或会“吸引可观需求”，朱缅盛认为。

叶国经亦指出，附近滨海花园弯地块的唯一出价因市区重建局评估过低而被拒绝。该地块已转入储备名单，可供申请。

鉴于大型集体出售地块的额外买方印花税时限近日获延长，可能很快会有更多项目争取集体出售。

叶国经表示，这与政府售地计划一起将给发展商更多选择，因此他们可能对购地更为挑剔。

他预计此地块最高出价将介于每平方英尺地积比新币1,350元至1,450元，竞标发展商不超过三家。

ERA的朱缅盛认为最高出价至少可达每平方英尺地积比新币1,450元。

产权代理预计这块“规模适中”的地块可能收到四至六个出价，最高价或徘徊在每平方英尺地积比新币1,550元至1,650元。

黄秀莹指出，根据标书，中标者须连同应缴消费税支付新币403,704元，用于滨海湾一座电力分站的提供成本。

滨海花园巷政府售地投标将于2026年10月15日中午12时截止。

乌节林荫道住宅地块

在乌节一带，这块较小的政府售地地块规划为住宅用途。

该乌节林荫道地块位于第10区，面积约3,438平方米，最高可建总楼面面积为9,627平方米。

在朱缅盛看来，这可能引起发展商兴趣，因为同一区内最近开盘的UpperHouse at Orchard Boulevard在约一年内已售出82.1%单位。

他补充说，核心中央区（CCR）私人住宅项目通常认购节奏较缓，如此强劲的认购“表明该区买家需求稳健”。

合登的叶国经同样强调，核心中央区公寓近期开盘销售表现显示需求动能强劲。

据合登数据，2026年第二季度核心中央区未售单位为5,504个，为2025年第一季度未售单位高达8,419个以来的最低水平。

叶国经补充说，这可能是乌节林荫道沿线最后几幅地块之一，且位于独占性的客士丁聚落，四周环绕豪华项目。

其整体规模较小、总价较低，可能成为进入核心中央区市场更具吸引力的入口。

ERA的朱缅盛表示，这或将鼓励发展商更积极竞投该地块，以补充其豪华公寓项目储备。

此前，上一幅乌节林荫道政府售地在2024年2月截标时吸引四个出价，并以每平方英尺地积比新币1,617元或总价新币4.283亿元中标。

朱缅盛说，此次标的地块亦靠近乌节路商业与零售区，将吸引希望身处高度可达城市环境的购房者。

他续称：“众多国际零售品牌、餐饮场所及附近甲级办公楼的存在，也料将提升外籍人士的租赁兴趣，从而增强项目对投资者的吸引力。”

鉴于乌节规划区内政府售地稀缺，ERA预计发展商将积极参与此次投标，出价可能介于每平方英尺地积比新币1,650元至1,700元。

与此同时，叶国经估计或有多达五家竞标者，最高出价约在每平方英尺地积比新币1,650元至1,750元。

叶国经说：“这块地让发展商有机会以可接受的总价，把一个有声望的核心中央区项目纳入业绩。”

产权代理估计最高地价可能在每平方英尺地积比新币1,950元至2,050元区间，约合新币2.021亿元至2.124亿元。

黄秀莹称，这可能是自2018年汉地路地块（现为Haus on Handy）以新币2.122亿元中标以来，优质核心中央区政府售地中总价最低的项目之一。

她续称：“这可被视为靠近乌节路优质住宅地块的可控资本支出，对中型及精品发展商可能具有吸引力。”

不过，产权代理指出，中标者须将所有停车位设于项目地下室，相较地面或地上停车结构，可能导致更高的建造成本。

本次乌节林荫道政府售地投标将于2026年10月29日中午12时截止。

查看滨海南、乌节、乌节林荫道物业最新挂牌