Property intelligence

Overall Government Land Sales (GLS) private housing supply increased in First Half 2025 (1H2025)

Published: 06 Dec 2024 · 08:30 SGT
Author: Ministry of National Development
Source: Ministry of National Development

Private Residential Government & Policy Transactions & Deals

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Sustained land supply could expand buyer choice and moderate price momentum, while the 980 EC units may ease near-term supply constraints in that segment.

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The 1H2025 GLS programme raised overall private housing supply to about 8,505 units, including 5,030 Confirmed List units and 3,475 Reserve List units.

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The overall private housing supply from the GLS programme will be raised to about 8,505 units in 1H2025, from about 8,140 units in 2H2024.

These comprise about 5,030 private housing units, including 980 Executive Condominium (EC) units, to be tendered out via the Confirmed List in 1H2025. This is broadly similar to the 5,050 units in 2H2024, and close to 60% higher than the average Confirmed List supply in each GLS programme from 2021 to 2023. An additional 3,475 units will be made available via the Reserve List, higher than the 3,090 units in 2H2024.

The good spread of sites across the island will provide a variety of housing options that cater to different needs and preferences.

1. The Government has announced the GLS Programme for 1H2025. Comprising ten Confirmed List sites and nine Reserve List sites, the 1H2025 GLS Programme can yield about 8,505 private residential units, 242,900 sqm gross floor area (GFA) of commercial space and 530 hotel rooms (see Appendix 1 and Appendix 2).

2. The Confirmed List, which comprises nine private residential sites (including three EC sites) and one commercial & residential site, can collectively yield about 5,030 private residential units (including 980 EC units) and 43,000 sqm GFA of commercial space.

3. The Reserve List includes four private residential sites, one commercial site, three White sites and one hotel site, which can potentially yield an additional 3,475 private residential units, 199,900 sqm GFA of commercial space and 530 hotel rooms.

Sustained supply of private housing

4. Following the progressive ramp-up of private housing supply in the GLS programmes over the last three years1, the inventory of private residential units available for sale has increased steadily from 16,100 units in end-2021 to around 21,000 units as of end-Nov 2024. The ramp-up of supply from the GLS programmes has contributed to the stabilisation of the private residential market, as reflected by the moderation in property price momentum2. To ensure that there is adequate supply to meet housing demand and maintain market stability, the Government has sustained the supply of private residential units on the Confirmed List of the 1H2025 GLS Programme at above 5,000 units. These include 980 EC units that will help cater to EC demand and bolster the inventory of EC units available for sale3. The supply on the Reserve List will be increased to 3,475 units to allow developers to initiate for development if they assess that there is demand.

5. The Confirmed List supply for 1H2025 will bring about a total supply of about 57,200 private housing (including EC) units4 in the pipeline, which can meet the housing needs of the population over the next few years. The Government will continue to calibrate the supply of private housing via the half-yearly GLS programme, taking into account prevailing economic and property market conditions. The supply will consist of a good spread of sites across geographical locations for the development of conventional private residential units and Long-stay Serviced Apartments, to cater to owner-occupation and rental housing demand.

Sale of first private housing site in two new precincts at the former Keppel Golf Course and Bukit Timah Turf City

6. The Government had earlier unveiled plans for two new housing precincts at Bukit Timah Turf City and the former Keppel Golf Course to provide more housing options to meet Singaporeans’ diverse aspirations and lifestyle needs.

7. The 48-hectare former Keppel Golf Course site will yield about 9,000 new homes, including approximately 6,000 public housing units. Located near to the city centre, this new housing precinct will bring homes closer to jobs and kickstart the transformation of the Greater Southern Waterfront into a new major mixed-use gateway where Singaporeans can enjoy living, working and playing along the southern coast. The first private housing site at Telok Blangah Road will be launched for sale in 1H2025.

8. Bukit Timah Turf City will be transformed into a new liveable and endearing housing estate with approximately 15,000 to 20,000 public and private homes over a period of 20 to 30 years. Served by the existing Sixth Avenue Downtown Line station and an upcoming Cross Island Line station, Bukit Timah Turf City is envisioned to be a people-centric, pedestrian-friendly and car-lite estate. Heritage buildings and nature areas will also be sensitively integrated with the future developments to provide a unique character to the new precinct. The sale of the first private residential site along Dunearn Road in 1H2025 will kickstart the longer-term rejuvenation of Bukit Timah Turf City and its surrounding area.

Supply of office space

9. The White sites for mixed-use developments at Jurong Lake District and Woodlands Avenue 2 as well as the short-term lease commercial site at Punggol Walk will be carried over from the 2H2024 Reserve List to the 1H2025 Reserve List. These three sites will provide the opportunity for developers to initiate the development of more office and retail space if they assess that there is demand.

Supply of hotel rooms

10. The 1H2025 Reserve List includes a site at River Valley Road carried over from the 2H2024 Reserve List, which will allow developers to increase the supply of hotel rooms based on demand.

11. 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 The Government increased the supply of private housing on the Confirmed List of the GLS programme to 10,500 units in 2024, from about 9,300 units in 2023, 6,300 units in 2022, and 3,600 units in 2021. Including the Reserve List site at Zion Road (Parcel B) that was activated and sold in August 2024, the total supply of 11,100 private housing units released via the GLS programmes in 2024 is the highest since 2013.

2 Based on the Property Price Index, the increase in private residential prices moderated to 6.8% in 2023, from 10.6% in 2021 and 8.6% in 2022. Private residential prices are expected to see more modest gains in 2024, with the cumulative price increase over the first three quarters of the year at around 1.6%.

3 As of end-November 2024, there were about 3,000 EC units available for sale, including from GLS sites that have been awarded. Including the 980 EC units from the 1H2025 Confirmed List, there will be a total of close to 4,000 EC units in the supply pipeline available for sale in the near term.

4 This comprises 41,300 units with planning approval and 15,900 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 1H2025 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

Senja Close (EC) (2)

1.01

3.0

295

Mar 2025

HDB

Woodlands Drive 17 (EC) (2)

2.52

1.7

420

Apr 2025

HDB

Lakeside Drive (3)(4)

1.39

3.6

575

1,000

Apr 2025

URA

Dunearn Road (3)(5)

1.34

2.4

370

Apr 2025

URA

Chuan Grove (2)(3)

1.45

3.0

505

May 2025

URA

Sembawang Road (EC) (3)

1.90

1.4

265

May 2025

HDB

Upper Thomson Road (Parcel A) (6)

2.44

2.2

595

2,000

Jun 2025

URA

Dorset Road (3)

1.05

3.5

430

Jun 2025

URA

Telok Blangah Road (3)(5)

1.36

4.7

740

Jun 2025

URA

Commercial & Residential Sites

Hougang Central (3)(7)

4.68

2.5

835

40,000

May 2025

HDB

Total (Confirmed List)

5,030

43,000

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

Marina Gardens Lane (8)

0.60

5.6

390

150

Available

URA

Holland Plain (9)

1.57

1.8

280

Available

URA

Media Circle (10)

0.57

4.2

520

400

Available

URA

River Valley Green (Parcel C)

1.15

3.5

470

Available

URA

Commercial Sites

Punggol Walk (11)

1.00

1.4

13,350

Available

URA

White Sites

Marina Gardens Crescent (12)

1.73

4.2

775

6,000

Available

URA

Jurong Lake District (13)

6.47

600

100,000

Available

URA

Woodlands Avenue 2 (14)

2.75

4.2

440

78,000

Available

URA

Hotel Sites

River Valley Road (15)

1.02

2.8

530

2,000

Available

URA

Total (Reserve List)

3,457

530

199,900

Total (Confirmed List and Reserve List)

8,505

530

242,900

(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) Sites are imposed with a minimum 500 sqm GFA for childcare centre.(3) New sites introduced in 1H2025.(4) Site is imposed with a retail cap of 1,000 sqm GFA.(5) Sites are imposed with a minimum 600 sqm GFA for childcare centre.(6) Site is imposed with a retail cap of 2,000 sqm GFA and a minimum 1,000 sqm GFA for childcare centre. Serviced apartment/long-stay serviced apartment use will not be mandated but can be allowed subject to approval from technical agencies.(7) A mixed-use development with integrated bus interchange facilities (estimated 5,660 sqm GFA). Retail cap is 40,000 sqm GFA.(8) Site is imposed with a retail cap of 150 sqm GFA.(9) Site is imposed with DU cap of 282 residential units.(10) Site is for long-stay Serviced Apartments use only and imposed with a retail cap of 400 sqm GFA.(11) Site is imposed with a minimum office quantum of 8,400 sqm GFA and a minimum 650 sqm GFA for childcare centre.(12) Site is imposed with a retail cap of 6,000 sqm GFA and a minimum 500 sqm GFA for childcare centre.(13) This is a Master Developer site with a total GFA of 365,000 sqm. The estimation of 600 residential units and office quantum of 70,000 sqm GFA is based on the minimum quantum to be developed in Phase 1, which are specified in the sales conditions.(14) Site is imposed with a retail cap of 33,000 sqm GFA and a minimum office quantum of 45,000 sqm GFA.(15) Site is imposed with a retail cap of 2,000 sqm GFA.(16) Refers to estimated date the detailed conditions of sale will be available and applications can be submitted.

(2) Sites are imposed with a minimum 500 sqm GFA for childcare centre.

(3) New sites introduced in 1H2025.

(4) Site is imposed with a retail cap of 1,000 sqm GFA.

(5) Sites are imposed with a minimum 600 sqm GFA for childcare centre.

(6) Site is imposed with a retail cap of 2,000 sqm GFA and a minimum 1,000 sqm GFA for childcare centre. Serviced apartment/long-stay serviced apartment use will not be mandated but can be allowed subject to approval from technical agencies.

(7) A mixed-use development with integrated bus interchange facilities (estimated 5,660 sqm GFA). Retail cap is 40,000 sqm GFA.

(8) Site is imposed with a retail cap of 150 sqm GFA.

(9) Site is imposed with DU cap of 282 residential units.

(10) Site is for long-stay Serviced Apartments use only and imposed with a retail cap of 400 sqm GFA.

(11) Site is imposed with a minimum office quantum of 8,400 sqm GFA and a minimum 650 sqm GFA for childcare centre.

(12) Site is imposed with a retail cap of 6,000 sqm GFA and a minimum 500 sqm GFA for childcare centre.

(13) This is a Master Developer site with a total GFA of 365,000 sqm. The estimation of 600 residential units and office quantum of 70,000 sqm GFA is based on the minimum quantum to be developed in Phase 1, which are specified in the sales conditions.

(14) Site is imposed with a retail cap of 33,000 sqm GFA and a minimum office quantum of 45,000 sqm GFA.

(15) Site is imposed with a retail cap of 2,000 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 2024 (2H2024)

(as of 6 December 2024)

1. The 2H2024 GLS Programme comprises nineteen sites, of which ten are on the Confirmed List and nine are on the Reserve List.

2. To date, all ten Confirmed List sites have been launched for tender, with the last tender to close by July 2025.

3. The 1H2024 Confirmed List residential site at Media Circle for dedicated Long-stay Serviced Apartments use and 1H2023 Confirmed List White site at Jurong Lake District, which were not sold, have been placed on the 1H2025 Reserve List. The 2H2023 Confirmed List residential site (with a Long-stay Serviced Apartments component) at Upper Thomson Road (Parcel A), which was not sold, has been placed on the 1H2025 Confirmed List. In view of market feedback, the Long-stay Serviced Apartments use will be retained for the site at Media Circle but will no longer be mandated for Upper Thomson Road (Parcel A).

4. Excluding the above sites, a total of five residential sites, one commercial site, two White sites and one hotel site remaining on the 2H2024 Reserve List will be carried over to the Reserve List of the 1H2025 GLS Programme.