Nine Confirmed List sites and 12 Reserve List sites make up the 1H2026 Government Land Sales (GLS) programme, which can yield 9,185 private residential units, 209,150 sqm of gross floor area (GFA) of commercial space and 970 hotel rooms.
The Confirmed List, which comprises eight private residential sites and one commercial and residential site, can yield 4,575 private residential units — including 635 executive condominium (EC) units — and 22,500 sqm GFA of commercial space.
Meanwhile, 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.
In a Dec 2 announcement, the Urban Redevelopment Authority (URA) says private housing take-up remained high in 10M2025. “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 [in 1H2026].”
With the supply injection from the Confirmed List in 1H2026, the total supply of private residential (including EC) units in the overall supply pipeline will be increased to about 58,600 units, from the current 54,100 units.
See also: CDL acquires 706-room Holiday Inn London in Kensington High Street for GBP280 mil
URA says 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
The government is committed to developing Jurong Lake District (JLD) as the largest mixed-use business district outside the city centre and a model sustainable district that integrates business, residential and recreational spaces.
See also: Australia could tackle housing crisis with ‘gentle density’ plan
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, says URA.
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.
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 such as retail, hotel and community uses, URA says 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”.
The site will first be placed on the Reserve List 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.
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.
To stay ahead of Singapore and the region’s corporate and economic trends, click here for Latest Section
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.
More commercial space
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.
According to MND, 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.
Hotel room supply
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.
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.
Potential CBD office shortage
The government has reduced slightly its supply of dwelling units under its 1H2026 GLS programme, notes the team at Huttons. “This may be due to uncertain economic conditions in 2026.”
The nine sites offering a total of 4,575 dwelling units under the 1H2026 Confirmed List is 3.2% lower than 2H2025’s 4,725 units and 9.0% lower than the same period a year ago.
The government has been “carefully lowering” the number of units in the Confirmed List while steadily increasing the number of units in the Reserve List, says Knight Frank Singapore research head Leonard Tay, a “running trend” since 1H2025.
“The messaging for developers from the government is clear,” Tay adds. “Should developers sense that homebuyer demand cannot be met by the sites in the Confirmed List, they should dip into the Reserve List to trigger additional sites instead, even though developers have generally given the Reserve List a wide berth.”
There were only two (non-industrial) sites triggered for tender since 2020: the plots of Marina View in 2020 and Zion Road (Parcel B) in 2024, notes Tay.
While the government has carved out the former JLD site by introducing a white site at Town Hall Link for mixed commercial and residential development, the lack of any commercial sites on the Confirmed or Reserve Lists in the Downtown Core Planning Area “is starting to become an obvious omission”, says Tay, and “discomfortingly so”.
“New office supply in the Central Business District (CBD) will be limited until 2028, and arguably, the provision of a commercial site for office use in the CBD from the GLS programme sooner rather than later might serve to mitigate any potential future undersupply scenario, like in 2006-2007,” he writes.
Back then, a surge in office demand led to skyrocketing rents and the introduction of transitional office sites with 15-year tenures as a stop-gap measure. “In hindsight, not a very sustainable or environmentally friendly option, given the ESG push today,” says Tay.
Top sites on Confirmed List
The Lorong Puntong site is the smallest site in the 1H2026 GLS programme, with 140 units. It is across Bright Hill MRT station and opposite Ai Tong School. It may attract up to 10 bidders and a top bid of around $180 million, says Huttons.
Knight Frank also expects this site to garner “a lot of interest from both developers and homebuyers”. “In the near future, the Thomson-East Coast Line will be connected to the RTS Link via the Woodlands North MRT station, making it more accessible to Johor Bahru. In addition, this plot will gain interest with young families as it is right opposite Ai Tong School.”
The Bayshore Drive, Berlayar Drive and New Upper Changi Road sites may be highly contested as well, adds the team at Huttons.
The Bayshore Drive mixed-use site is above Bedok South MRT station. This will be the first major mall in the Bayshore district and will be hugely popular among buyers looking for convenience and connectivity, says Huttons. However, the complexity of undertaking this project and the large quantum may limit participation to a select few developers. Joint ventures among developers are highly likely, they add.
The developer that is awarded this site at Bayshore Drive will have an early mover advantage to create an integrated mixed-development where a decent-size suburban mall will forge a nexus of human activity for the growth area planned for Bayshore, says Knight Frank’s Tay. “However, given the scale of this potential development, most developers will need to form partnerships in order to finance the land quantum.”
The Belayar Drive site is the second site in the former Keppel Club to be put for sale as part of the Greater Southern Waterfront. This site is one of the closest to the sea and likely 500m to Telok Blangah MRT station. Huttons thinks there may be up to six bidders and a top bid above $500 million.
The 2.54 ha Berlayar Drive GLS site is located close to the Mapletree Business City and the CBD in Tanjong Pagar, notes Tay. He thinks investors may be drawn to a waterfront project that can be rented out to foreign professionals working in these commercial zones.
Separately, the New Upper Changi Road site is probably the last parcel of land and the first GLS site within walking distance to Bedok integrated transport hub in 16 years. Bedok is a mature estate and very popular among buyers. There may be potential pent-up demand. says Huttons.
The 3.16 ha site in the Bedok Planning Area was previously used as a temporary school, and it is expected to yield approximately 1,040 non-landed private homes, notes Tay.
The last nearby residential GLS around Bedok Town Centre was awarded in September 2010 — the present Bedok Mall & Bedok Residences — which attracted nine bids. However, the development envelope is substantial and only the largest developers, or joint ventures, will be able to fund such a land price, says Tay.
