# High level of Government Land Sales (GLS) private housing supply sustained in first half 2026 (1H2026) - **Source:** Ministry of National Development - **Published:** 2025-12-02T00:30:00.000Z - **Author:** Ministry of National Development - **Original:** https://www.mnd.gov.sg/newsroom/press-releases/view/high-level-of-government-land-sales-gls-private-housing-supply-sustained-in-first-half-2026-1h2026 - **Topics:** Private Residential, Government & Policy, Transactions & Deals ## Featured rationale Sustained high confirmed supply signals resilient buyer demand while expanding the housing pipeline to about 58,600 units, potentially moderating supply constraints. ## AI summary The 1H2026 GLS Programme offers nine Confirmed List and 12 Reserve List sites yielding 9,185 private homes, including 4,575 confirmed units. ## Original article The overall private housing supply in the GLS programme for 1H2026 will be sustained at a high level of around 9,200 units, similar to that in 2H2025. The supply includes 4,575 private residential units to be tendered out via the Confirmed List. This is 43% higher than the average Confirmed List supply of around 3,190 units per GLS programme from 2021 to 2023. An additional 4,610 units will be made available via the Reserve List. To advance the development of Jurong Lake District (JLD), the Government will sell the Master Developer site as separate parcels, starting with the release of a White site at Town Hall Link on the Reserve List. This approach was decided following a review of property market conditions and extensive industry engagements. The Government will continue to closely monitor economic and property market conditions, calibrating the release of GLS supply to ensure a stable and sustainable housing market. 1. The Government has announced the GLS Programme for 1H2026. Comprising nine Confirmed List sites and 12 Reserve List sites, the Programme can yield 9,185 private residential units, 209,150 sqm gross floor area (GFA) of commercial space and 970 hotel rooms (see Appendix 1 and Appendix 2). 2. The Confirmed List, which comprises eight private residential sites and one Commercial & Residential site, can yield 4,575 private residential units (including 635 EC units) and 22,500 sqm GFA of commercial space. 3. The Reserve List includes six private residential sites, one commercial site, three White sites and two hotel sites, which can potentially yield an additional 4,610 private residential units, 186,650 sqm GFA of commercial space, and 970 hotel rooms. Sustained high supply of private housing to cater to demand 4. Private housing take-up has remained high in the first 10 months of 2025. To continue to cater to resilient demand for private housing and keep the property market stable and sustainable, the Government will sustain the supply of private residential units at a high level, with the release of 4,575 units (including 635 Executive Condominium (EC) units) under the Confirmed List in 1H2026. The Government will also make available 4,610 units on the Reserve List to allow developers to tap on more supply for development if they assess that there is demand. 5. With the supply injection from the Confirmed List in 1H2026, the total supply of private residential (including EC) units1 in the overall supply pipeline will be increased to about 58,600 units, from the current 54,100 units. The supply will be from a good spread of sites across various locations, supporting the development of both conventional private residential units and long-stay Serviced Apartments, to cater to both owner-occupation and rental housing demand. Jurong Lake District 6. The Government is committed to developing JLD as the largest mixed-use business district outside the city centre and a model sustainable district that integrates business, residential and recreational spaces. Several key development projects in JLD, such as Jurong Gateway Hub and the new Science Centre, as well as the rail infrastructure of Jurong Region Line (JRL) and Cross-Island Line (CRL) stations, are progressing well and will be completed in the coming years. 7. To further advance the development of JLD, the Government has decided to carve out the White site at Town Hall Link from the JLD Master Developer site for sale via the 1H2026 Reserve List (see Appendix 3). This approach takes into account macroeconomic and property market conditions, as well as market feedback gathered from extensive engagements of industry stakeholders. With a total potential yield of 186,000 sqm, comprising a minimum of 40,000 sqm of office space, up to 1,200 private residential units and 44,000 sqm GFA of space for complementary uses (e.g. retail, hotel, community uses), the proposed integrated mixed-use development at Town Hall Link will provide the critical mass needed to catalyse the next phase of development for JLD and help cater to medium term growth in demand across market segments. Accessibility to the proposed development will be enhanced with the expected opening of the JRL and CRL stations in JLD in 2028 and 2032 respectively. 8. The site will be placed on the Reserve List in the first instance to provide time for potential tenderers to study the revised planning and tender requirements. 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. In addition, the Government will be undertaking some infrastructure works upfront to reduce the cost burden on developers. 9. The site will be developed in accordance with the JLD Planning and Urban Design Guide to ensure that development will be well-coordinated and cohesive with subsequent land parcels in the area to achieve the planning intention for JLD. It is also planned for the site to house district level infrastructure – a District Cooling Plant and District Pneumatic Waste Conveyance System Central Station – that will serve future developments in the precinct. The development of the site will activate the use of the district infrastructure to realise the plan for JLD to be a model sustainable district. Additional Supply of Commercial Space 10. In addition to the commercial space supply from the Town Hall Link site, more commercial space supply will be made available from two sites that will be carried over from the 2H2025 Reserve List to the 1H2026 Reserve List, namely the White site at Woodlands Avenue 2 and the short-term lease commercial site at Punggol Walk. These Reserve List sites will provide developers opportunities to initiate the development of more office and retail spaces if they assess that there is sufficient market demand. Supply of hotel rooms 11. The 1H2026 Reserve List also includes the sites at River Valley Road and Telok Ayer Street carried over from the 2H2025 Reserve List, which will allow developers to increase the supply of hotel rooms based on market demand. 12. The Government will continue to closely monitor economic and property market conditions, and adjust the GLS programme as necessary to meet Singapore’s housing, commercial and hospitality needs. 1 This comprises about 40,900 units with planning approval and about 17,700 units from GLS sites and awarded en-bloc sites that have not been granted planning approval yet. Appendix 1 ------------ PROPOSED RESIDENTIAL, COMMERCIAL AND HOTEL SITES FOR 1H2026 GLS PROGRAMME S/N Location Site Area (ha) Proposed GPR Estimated No. of Residential Units (1) Estimated No. of Hotel Rooms Estimated Commercial Space (m2) Estimated Launch Date Sales Agent Confirmed List Residential Sites 1 Holland Plain (2) 1.57 1.8 280 0 0 Feb-2026 URA 2 River Valley Green (Parcel C) 1.15 3.5 470 0 0 Apr-2026 URA 3 Peck Hay Road (3) 0.55 4.9 315 0 0 Apr-2026 URA 4 Berlayar Drive (3) 2.54 1.4 415 0 0 May-2026 URA 5 Canberra Drive (EC) (3) 1.16 1.6 185 0 0 May-2026 HDB 6 New Upper Changi Road (3) 3.16 2.8 1,040 0 0 May-2026 URA 7 Lorong Puntong (3) 0.43 2.8 140 0 0 Jun-2026 URA 8 Sembawang Drive (EC) (3) 1.29 3.5 450 0 0 Jun-2026 HDB Commercial & Residential Sites 9 Bayshore Drive (3)(4) 5.74 2.6 1,280 0 22,500 Mar-2026 URA Total (Confirmed List) 4,575 0 22,500 S/N Location Site Area (ha) Proposed GPR Estimated No. of Residential Units (1) Estimated No. of Hotel Rooms Estimated Commercial Space (m2) Estimated Available Date (16) Sales Agent Reserve List Residential Sites 1 Marina Gardens Lane (5) 0.60 5.6 390 0 150 Available URA 2 Media Circle (6) 0.57 4.2 520 0 400 Available URA 3 Media Circle (Parcel B) (7) 1.00 4.3 500 0 400 Available URA 4 Cross Street (8) 0.23 6.3 315 0 500 Available URA 5 Morrison Lane (3)(9) 0.66 2.8 200 0 750 Feb-2026 URA 6 Kitchener Link (3) 0.39 3.0 135 0 0 Jun-2026 URA Commercial Sites 7 Punggol Walk (10) 1.00 1.4 0 0 13,350 Available URA White Sites 8 Marina Gardens Crescent (11) 1.73 4.2 775 0 6,000 Available URA 9 Woodlands Avenue 2 (12) 2.75 4.2 440 0 78,000 Available URA 10 Town Hall Link (3)(13) 3.72 - 1,200 0 84,000 Mar-2026 URA Hotel Sites 11 River Valley Road (14) 1.02 2.8 0 530 2,000 Available URA 12 Telok Ayer Street (15) 0.42 7.0 135 440 1,100 Dec-2025 URA Total (Reserve List) 4,610 970 186,650 Total (Confirmed List and Reserve List) 9,185 970 209,150 (1) The estimated number of dwelling units (DU) for Executive Condominium and private residential sites take into account the average unit sizes of recent comparable developments and prevailing Development Control guidelines. (2) Site is imposed with DU cap of 282 residential units. (3) New sites introduced in 1H2026. (4) A mixed-use development with integrated bus interchange facilities (estimated 6,500 sqm GFA). Site is imposed with DU cap of 1,280 residential units and a retail cap of 22,500 sqm GFA. (5) Site is imposed with a retail cap of 150 sqm GFA. (6) Site is predominantly for long-stay Serviced Apartments use and imposed with a retail cap of 400 sqm GFA. (7) Site is imposed with a retail cap of 400 sqm GFA. (8) Site is predominantly for long-stay Serviced Apartments use and imposed with a minimum commercial quantum of 500 sqm GFA. (9) Site is imposed with a minimum retail quantum of 750 sqm GFA and a minimum 500 sqm GFA for childcare centre. (10) Site is imposed with a minimum office quantum of 8,400 sqm GFA and a minimum 650 sqm GFA for childcare centre. (11) Site is imposed with a retail cap of 6,000 sqm GFA and a minimum 500 sqm GFA for childcare centre. (12) Site is imposed with a retail cap of 33,000 sqm GFA and a minimum office quantum of 45,000 sqm GFA. (13) Site is imposed with a minimum office quantum of 40,000 sqm GFA, a minimum 800 sqm GFA for childcare centre and a maximum residential quantum of 102,000 sqm GFA. (14) Site is imposed with a retail cap of 2,000 sqm GFA. (15) Site is imposed with a minimum long-stay Serviced Apartments quantum of 6,200 sqm GFA. (16) Refers to estimated date the detailed conditions of sale will be available and applications can be submitted. (1) The estimated number of dwelling units (DU) for Executive Condominium and private residential sites take into account the average unit sizes of recent comparable developments and prevailing Development Control guidelines. (2) Site is imposed with DU cap of 282 residential units. (3) New sites introduced in 1H2026. (4) A mixed-use development with integrated bus interchange facilities (estimated 6,500 sqm GFA). Site is imposed with DU cap of 1,280 residential units and a retail cap of 22,500 sqm GFA. (5) Site is imposed with a retail cap of 150 sqm GFA. (6) Site is predominantly for long-stay Serviced Apartments use and imposed with a retail cap of 400 sqm GFA. (7) Site is imposed with a retail cap of 400 sqm GFA. (8) Site is predominantly for long-stay Serviced Apartments use and imposed with a minimum commercial quantum of 500 sqm GFA. (9) Site is imposed with a minimum retail quantum of 750 sqm GFA and a minimum 500 sqm GFA for childcare centre. (10) Site is imposed with a minimum office quantum of 8,400 sqm GFA and a minimum 650 sqm GFA for childcare centre. (11) Site is imposed with a retail cap of 6,000 sqm GFA and a minimum 500 sqm GFA for childcare centre. (12) Site is imposed with a retail cap of 33,000 sqm GFA and a minimum office quantum of 45,000 sqm GFA. (13) Site is imposed with a minimum office quantum of 40,000 sqm GFA, a minimum 800 sqm GFA for childcare centre and a maximum residential quantum of 102,000 sqm GFA. (14) Site is imposed with a retail cap of 2,000 sqm GFA. (15) Site is imposed with a minimum long-stay Serviced Apartments quantum of 6,200 sqm GFA. (16) Refers to estimated date the detailed conditions of sale will be available and applications can be submitted. Appendix 2 ------------ Status of the GLS Programme for the second half of 2025 (2H2025) (as of 2 December 2025) 1. The 2H2025 GLS Programme comprises 22 sites, of which 10 are on the Confirmed List and 12 are on the Reserve List. 2. To date, six of the Confirmed List sites have been launched for tender, and the remaining four Confirmed List sites [i.e. Dunearn Road, Kallang Close (formerly known as Kallang Avenue), Lentor Central and Miltonia Close (EC)] will be launched in the later part of December 2025. 3. The Government has also decided to proceed with the development of the Jurong Lake District precinct by selling the Jurong Lake District Master Developer site as separate parcels, starting with the release of a White site at Town Hall Link on the 1H2026 Reserve List. 4. The remaining six residential sites, one commercial site, two White sites, and two hotel sites on the Reserve List will be carried over to the 1H2026 GLS Programme. Appendix 3 ------------ Location Plan for the White Site at Town Hall Link ## Chinese translation > Translation model: grok_cli ### 2026年上半年（1H2026）政府售地（GLS）私人住宅供应维持高位 2026年上半年政府售地计划的整体私人住宅供应将维持在约9,200个单位的高位，与2025年下半年相近。 供应包括将通过确认名单招标推出的4,575个私人住宅单位。这比2021年至2023年每个政府售地计划平均约3,190个单位的确认名单供应量高出43%。另有4,610个单位将通过备用名单提供。 为推进裕廊湖区（JLD）发展，政府将以独立地段方式出售主发展商地段，首先在备用名单上释出市政厅连路（Town Hall Link）的白地地段。此做法是在检视房地产市场状况并与业界进行广泛交流后决定的。 政府将继续密切监察经济及房地产市场状况，校准政府售地供应的释出，以确保住房市场稳定可持续。 1. 政府已公布2026年上半年政府售地计划。该计划由九个确认名单地段及12个备用名单地段组成，可提供9,185个私人住宅单位、209,150平方米总楼面面积（GFA）的商业空间及970间酒店客房（见附录1及附录2）。 2. 确认名单包括八个私人住宅地段及一个商业与住宅地段，可提供4,575个私人住宅单位（包括635个EC单位）及22,500平方米总楼面面积的商业空间。 3. 备用名单包括六个私人住宅地段、一个商业地段、三个白地地段及两个酒店地段，潜在可额外提供4,610个私人住宅单位、186,650平方米总楼面面积的商业空间及970间酒店客房。 维持高位私人住宅供应以应对需求 4. 2025年前10个月，私人住宅销售持续高企。为继续应对坚韧的私人住宅需求，并保持房地产市场稳定可持续，政府将把私人住宅单位供应维持在高位，于2026年上半年确认名单下推出4,575个单位（包括635个执行共管公寓（EC）单位）。政府亦将在备用名单上提供4,610个单位，让发展商在评估有需求时可动用更多供应进行发展。 5. 随着2026年上半年确认名单注入供应，整体供应管道中的私人住宅（包括EC）单位1总供应量将由目前的约54,100个单位增至约58,600个单位。供应来自分布良好的多处地点，支持传统私人住宅单位及长住服务式公寓的发展，以兼顾自住及租赁住房需求。 裕廊湖区 6. 政府致力于将裕廊湖区打造成市中心以外最大的综合用途商业区，以及融合商业、住宅与休闲空间的可持续示范区。裕廊湖区内多个重点发展项目，例如裕廊门户枢纽及新科学中心，以及裕廊区域线（JRL）与跨岛线（CRL）车站的铁路基建，进展顺利，并将在未来数年竣工。 7. 为进一步推进裕廊湖区发展，政府已决定将市政厅连路的白地地段从裕廊湖区主发展商地段中划分出来，通过2026年上半年备用名单出售（见附录3）。此做法考虑了宏观经济及房地产市场状况，以及通过与业界利益相关方广泛交流所收集的市场反馈。该拟议综合用途发展项目总潜在产量为186,000平方米，包括最少40,000平方米办公空间、最多1,200个私人住宅单位，以及44,000平方米用于配套用途（例如零售、酒店、社区用途）的总楼面面积，将提供催化裕廊湖区下一阶段发展所需的临界规模，并有助应对各市场细分领域的中期需求增长。随着裕廊区域线及跨岛线车站预计分别于2028年及2032年在裕廊湖区启用，拟议发展项目的可达性将获提升。 8. 该地段将首先列入备用名单，以便潜在投标者有时间研究经修订的规划及招标要求。就总楼面面积而言，该地段约为裕廊湖区主发展商地段的一半，降低的发展风险将让发展商可更有信心承担项目。此外，政府将先行进行部分基建工程，以减轻发展商的成本负担。 9. 该地段将按照《裕廊湖区规划与城市设计指引》发展，以确保发展与该区后续地段协调一致、连贯统一，从而实现裕廊湖区的规划意图。该地段亦规划容纳区域级基础设施——区域供冷厂及区域气动垃圾输送系统中央站——以服务该片区未来发展。该地段的开发将启动区域基础设施的使用，以实现将裕廊湖区打造为可持续示范区的计划。 额外商业空间供应 10. 除市政厅连路地段所提供的商业空间供应外，另有更多商业空间供应将来自两个从2025年下半年备用名单结转至2026年上半年备用名单的地段，即兀兰大道2段的白地地段及榜鹅步道的短期租约商业地段。这些备用名单地段将为发展商提供机会，在评估有足够市场需求时启动更多办公及零售空间的发展。 酒店客房供应 11. 2026年上半年备用名单亦包括从2025年下半年备用名单结转的里峇峇利路及直落亚逸街地段，让发展商可按市场需求增加酒店客房供应。 12. 政府将继续密切监察经济及房地产市场状况，并在必要时调整政府售地计划，以满足新加坡的住房、商业及酒店业需求。 1 这包括约40,900个已获规划批准的单位，以及约17,700个来自政府售地地段及已获批集体出售地段、尚未获规划批准的单位。 附录1 ------------ 2026年上半年政府售地计划拟议住宅、商业及酒店地段 序号 地点 地段面积（公顷） 拟议总容积率（GPR） 估计住宅单位数目 (1) 估计酒店客房数目 估计商业空间（平方米） 估计推出日期 销售代理 确认名单 住宅地段 1 Holland Plain (2) 1.57 1.8 280 0 0 2026年2月 市区重建局（URA） 2 River Valley Green（地段C） 1.15 3.5 470 0 0 2026年4月 市区重建局 3 Peck Hay Road (3) 0.55 4.9 315 0 0 2026年4月 市区重建局 4 Berlayar Drive (3) 2.54 1.4 415 0 0 2026年5月 市区重建局 5 Canberra Drive（EC）(3) 1.16 1.6 185 0 0 2026年5月 建屋发展局（HDB） 6 New Upper Changi Road (3) 3.16 2.8 1,040 0 0 2026年5月 市区重建局 7 Lorong Puntong (3) 0.43 2.8 140 0 0 2026年6月 市区重建局 8 Sembawang Drive（EC）(3) 1.29 3.5 450 0 0 2026年6月 建屋发展局 商业与住宅地段 9 Bayshore Drive (3)(4) 5.74 2.6 1,280 0 22,500 2026年3月 市区重建局 总计（确认名单） 4,575 0 22,500 序号 地点 地段面积（公顷） 拟议总容积率 估计住宅单位数目 (1) 估计酒店客房数目 估计商业空间（平方米） 估计可供申请日期 (16) 销售代理 备用名单 住宅地段 1 Marina Gardens Lane (5) 0.60 5.6 390 0 150 现已可供 市区重建局 2 Media Circle (6) 0.57 4.2 520 0 400 现已可供 市区重建局 3 Media Circle（地段B）(7) 1.00 4.3 500 0 400 现已可供 市区重建局 4 Cross Street (8) 0.23 6.3 315 0 500 现已可供 市区重建局 5 Morrison Lane (3)(9) 0.66 2.8 200 0 750 2026年2月 市区重建局 6 Kitchener Link (3) 0.39 3.0 135 0 0 2026年6月 市区重建局 商业地段 7 Punggol Walk (10) 1.00 1.4 0 0 13,350 现已可供 市区重建局 白地地段 8 Marina Gardens Crescent (11) 1.73 4.2 775 0 6,000 现已可供 市区重建局 9 Woodlands Avenue 2 (12) 2.75 4.2 440 0 78,000 现已可供 市区重建局 10 Town Hall Link (3)(13) 3.72 - 1,200 0 84,000 2026年3月 市区重建局 酒店地段 11 River Valley Road (14) 1.02 2.8 0 530 2,000 现已可供 市区重建局 12 Telok Ayer Street (15) 0.42 7.0 135 440 1,100 2025年12月 市区重建局 总计（备用名单） 4,610 970 186,650 总计（确认名单及备用名单） 9,185 970 209,150 (1) 执行共管公寓及私人住宅地段的估计住宅单位（DU）数目，已考虑近期可比较发展项目的平均单位面积及现行发展管制指引。 (2) 该地段设有282个住宅单位的单位上限。 (3) 2026年上半年新引入的地段。 (4) 设有综合巴士转换站设施（估计总楼面面积6,500平方米）的综合用途发展项目。该地段设有1,280个住宅单位的单位上限，以及22,500平方米总楼面面积的零售上限。 (5) 该地段设有150平方米总楼面面积的零售上限。 (6) 该地段以长住服务式公寓用途为主，并设有400平方米总楼面面积的零售上限。 (7) 该地段设有400平方米总楼面面积的零售上限。 (8) 该地段以长住服务式公寓用途为主，并设有最少500平方米总楼面面积的商业份额要求。 (9) 该地段设有最少750平方米总楼面面积的零售份额要求，以及最少500平方米总楼面面积供托儿中心使用。 (10) 该地段设有最少8,400平方米总楼面面积的办公份额要求，以及最少650平方米总楼面面积供托儿中心使用。 (11) 该地段设有6,000平方米总楼面面积的零售上限，以及最少500平方米总楼面面积供托儿中心使用。 (12) 该地段设有33,000平方米总楼面面积的零售上限，以及最少45,000平方米总楼面面积的办公份额要求。 (13) 该地段设有最少40,000平方米总楼面面积的办公份额要求、最少800平方米总楼面面积供托儿中心使用，以及最多102,000平方米总楼面面积的住宅份额上限。 (14) 该地段设有2,000平方米总楼面面积的零售上限。 (15) 该地段设有最少6,200平方米总楼面面积的长住服务式公寓份额要求。 (16) 指详细售地条件预计可供查阅及可提交申请的日期。 (1) 执行共管公寓及私人住宅地段的估计住宅单位（DU）数目，已考虑近期可比较发展项目的平均单位面积及现行发展管制指引。 (2) 该地段设有282个住宅单位的单位上限。 (3) 2026年上半年新引入的地段。 (4) 设有综合巴士转换站设施（估计总楼面面积6,500平方米）的综合用途发展项目。该地段设有1,280个住宅单位的单位上限，以及22,500平方米总楼面面积的零售上限。 (5) 该地段设有150平方米总楼面面积的零售上限。 (6) 该地段以长住服务式公寓用途为主，并设有400平方米总楼面面积的零售上限。 (7) 该地段设有400平方米总楼面面积的零售上限。 (8) 该地段以长住服务式公寓用途为主，并设有最少500平方米总楼面面积的商业份额要求。 (9) 该地段设有最少750平方米总楼面面积的零售份额要求，以及最少500平方米总楼面面积供托儿中心使用。 (10) 该地段设有最少8,400平方米总楼面面积的办公份额要求，以及最少650平方米总楼面面积供托儿中心使用。 (11) 该地段设有6,000平方米总楼面面积的零售上限，以及最少500平方米总楼面面积供托儿中心使用。 (12) 该地段设有33,000平方米总楼面面积的零售上限，以及最少45,000平方米总楼面面积的办公份额要求。 (13) 该地段设有最少40,000平方米总楼面面积的办公份额要求、最少800平方米总楼面面积供托儿中心使用，以及最多102,000平方米总楼面面积的住宅份额上限。 (14) 该地段设有2,000平方米总楼面面积的零售上限。 (15) 该地段设有最少6,200平方米总楼面面积的长住服务式公寓份额要求。 (16) 指详细售地条件预计可供查阅及可提交申请的日期。 附录2 ------------ 2025年下半年（2H2025）政府售地计划状况 （截至2025年12月2日） 1. 2025年下半年政府售地计划共有22个地段，其中10个列入确认名单，12个列入备用名单。 2. 迄今，确认名单中的六个地段已推出招标，其余四个确认名单地段［即Dunearn Road、Kallang Close（前称Kallang Avenue）、Lentor Central及Miltonia Close（EC）］将于2025年12月下旬推出。 3. 政府亦已决定推进裕廊湖区片区发展，以独立地段方式出售裕廊湖区主发展商地段，首先在2026年上半年备用名单上释出市政厅连路的白地地段。 4. 备用名单上余下的六个住宅地段、一个商业地段、两个白地地段及两个酒店地段，将结转至2026年上半年政府售地计划。 附录3 ------------ 市政厅连路白地地段位置图