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

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.

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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.

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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.

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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.

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