High level of Government Land Sales (GLS) private housing supply sustained in first half 2026 (1H2026)
Sustained high confirmed supply signals resilient buyer demand while expanding the housing pipeline to about 58,600 units, potentially moderating supply constraints.
The 1H2026 GLS Programme offers nine Confirmed List and 12 Reserve List sites yielding 9,185 private homes, including 4,575 confirmed units.
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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
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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
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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
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Location Plan for the White Site at Town Hall Link