Details of Singapore's Government Land Sales (GLS) Programme in 2026
1H 2026 GLS Programme, with 9 Confirmed List sites, 12 Reserve List sites, 9,185 units
Mervin Yu
The Government Land Sales (GLS) programme for the first half of 2026 (1H 2026) was announced by the Ministry of National Development (MND) to ensure a steady supply of private housing amid stabilizing market conditions. This semi-annual land release schedule determines the confirmed and reserve sites available for development, influencing the pipeline of private residential units, commercial space, and hotel rooms for the coming years.
Overview of 1H 2026 GLS Programme
The 1H 2026 GLS programme maintains a high supply of private housing to cater to resilient demand, offering a total potential supply of approximately 9,185 private residential units. This supply is split between the Confirmed List and the Reserve List, providing flexibility for developers to trigger additional sites based on market demand.
The supply pipeline includes a mix of residential sites across the Core Central Region (CCR), Rest of Central Region (RCR), and Outside Central Region (OCR), along with Executive Condominium (EC) sites to cater to the "sandwich class" of home buyers.
| Category | Residential Units | Commercial Space (sqm GFA) |
|---|---|---|
| Confirmed List | 4,575 (incl. 635 EC units) | 22,500 |
| Reserve List | 4,610 | 186,650 |
| Total Supply | 9,185 | 209,150 |
Confirmed List Sites
The Confirmed List comprises sites that are launched for tender according to a fixed schedule, regardless of developer interest. For 1H 2026, the government has released nine sites, including significant plots in the City Fringe (RCR) and suburban areas.
Residential Sites
The residential sites on the Confirmed List are distributed to ensure a spread of housing options across different market segments. Notable sites include:
- Holland Plain: A prime site in the Bukit Timah area, expected to yield approximately 280 units.
- River Valley Green (Parcel C): Located in the Prime District 9, this site allows for high-end residential development, yielding around 470 units.
- Peck Hay Road: Situated near Newton MRT, offering approximately 315 units in a highly sought-after central location.
- Berlayar Drive: Located in the Greater Southern Waterfront precinct, this site is expected to yield 415 units, contributing to the transformation of the southern coast.
- New Upper Changi Road: A significant site in the OCR, yielding roughly 1,040 units, located near the Tanah Merah MRT station.
- Lorong Puntong: A site in the Sin Ming area, yielding approximately 140 units.
Executive Condominium (EC) Sites
To support the aspirations of HDB upgraders and middle-income families, the government continues to release land for Executive Condominiums. The 1H 2026 programme includes two EC sites:
- Canberra Drive (EC): Estimated to yield 185 units, located in the rapidly developing Canberra estate.
- Sembawang Drive (EC): A larger site expected to yield 450 units, catering to demand in the northern region.
Mixed-Use Development
Bayshore Drive: This is a major site on the Confirmed List, designated for a mixed-use development comprising residential and commercial components. It is expected to yield 1,280 residential units and is part of the strategic Bayshore precinct transformation plan, offering sea views and proximity to the East Coast Park.
Reserve List Highlights
The Reserve List consists of sites that are not released for tender immediately but are made available for application. A site is triggered for tender only if a developer submits an application with a minimum price acceptable to the government.
The 1H 2026 Reserve List includes 12 sites, with a potential yield of 4,610 units. A key highlight is the Town Hall Link "White" site. This site has been carved out from the Jurong Lake District (JLD) master developer site to be sold as a separate parcel. It allows for a flexible mix of uses, including residential, office, hotel, and retail, supporting the decentralization strategy to develop JLD as the second CBD.
Other notable Reserve List sites include plots at Morrison Lane and Kitchener Link, providing further options for developers to replenish their land banks if market demand strengthens.
Market Implications & Strategy
The sustained supply of private housing in the 1H 2026 GLS programme reflects the government's commitment to market stability. By keeping the supply pipeline robust—comparable to the 2H 2025 programme—policy makers aim to moderate price growth and ensure sufficient inventory for future homebuyers.
For investors and homebuyers, the diversity of sites offers opportunities across various price points and locations. Those looking for projects launching soon or in the near future can expect a steady stream of new developments entering the market from 2027 onwards.
Furthermore, the inclusion of EC sites addresses the "sandwich class" demand, offering a subsidized entry point into private housing with potential for capital appreciation after the Minimum Occupation Period (MOP). For a detailed understanding of market trends, refer to our Property Investment Guide.
Conclusion
The 1H 2026 GLS Programme is a calibrated response to market conditions, balancing the need for supply with economic fundamentals. With a mix of prime, city fringe, and suburban sites, along with dedicated EC plots, the programme ensures that the Singapore property market remains dynamic and accessible to a wide range of buyers.
Note: Market values and project details change. Please verify all financial projections with official documentation.
- Total Supply: Approximately 9,185 units across Confirmed and Reserve Lists.
- Confirmed List: 9 sites yielding ~4,575 units, including 635 EC units.
- Key Residential Sites: River Valley Green (Parcel C), Holland Plain, and Peck Hay Road.
- Executive Condominiums: Two sites at Canberra Drive and Sembawang Drive.
- Strategic Reserve List: Features the Town Hall Link White site in Jurong Lake District.
