Singapore’s Latest Government Land Sales (GLS) – Comprehensive 2025–2026 GLS Project Guide
- canberra812
- 4 days ago
- 4 min read
Introduction — What Singapore’s GLS Programme Means for Buyers & Investors
Singapore’s Government Land Sales (GLS) programme remains the cornerstone of future residential supply, shaping the pipeline of new condominiums, executive condominiums (ECs), mixed‑use developments and commercial spaces across the island. State land released via the GLS framework underpins planning certainty, supports a stable housing market, and signals where developer interest — and future project launches — will concentrate.
With recent GLS programmes spanning 2H 2025 and 1H 2026, Singapore is set to welcome a fresh wave of developments in both established private enclaves and growing employment nodes — from prime central districts (CCR) to fringe and suburban estates (e.g., Woodlands, Sembawang, Bayshore, Lentor).
This guide deep‑dives into all major GLS sites from the latest confirmed lists, discusses reserve list opportunities, and highlights the strategic importance of these parcels for homeowners, investors, and developers alike.
Key GLS Releases: 1H 2026 Government Land Sales Confirmed List
The first half of 2026 Government Land Sales (GLS) programme comprises nine Confirmed List sites that can yield approximately 4,575 private residential units, including two Executive Condominium (EC) plots and a large mixed‑use site. This signifies sustained land supply to support the market following strong sales momentum in 2025.
🏙️ Holland Plain
Estimated Unit Yield: ~280 units
Located in a low‑density, city‑fringe environment
Potential for low‑density living attractive to privacy‑seeking buyers
Offers proximity to future amenities and local transport
Holland Plain presents an opportunity for a tailored boutique development — ideal for buyers seeking tranquility yet strong connectivity.
🌆 River Valley Green (Parcel C)
Estimated Unit Yield: ~470 units
Positioned close to Great World MRT and River Valley Primary
Preferred for city‑fringe living with excellent amenities nearby
This parcel’s central location near well‑established shopping, dining and transport options positions it as a high‑demand upcoming launch.
🚢 Bayshore Drive (Mixed‑Use)
Largest GLS site in 1H 2026 (~1,280 units + commercial space)
Close to the upcoming Bedok South MRT Station
Mixed‑use zoning enables residential and retail components
Bayshore Drive is set to anchor a new precinct destination, appealing to buyers prioritising convenience and accessibility.
📍 Peck Hay Road
Estimated Unit Yield: ~315 units
Located in Newton / Novena fringe
Peck Hay Road remains a coveted address with potential developer bidding intensity due to its proximity to established central neighbourhoods.
🌳 Berlayar Drive
Estimated Unit Yield: ~415 units
Close to the Greater Southern Waterfront
Berlayar Drive’s location offers unique appeal with views and accessibility to future waterfront amenities.
🏘️ New Upper Changi Road
One of the largest private residential parcels (~1,040 units)
Positioned for strong suburban living with transport access
It’s a strategic GLS site with substantial scale, likely drawing developer consortium interest.
🏠 Executive Condominium (EC) Sites — Canberra Drive & Sembawang Drive
Canberra Drive EC: ~185 units
Sembawang Drive EC: ~450 units
Affordable alternatives to private condos for first‑timer and HDB upgraders
EC plots continue to be a core part of Singapore’s land pipeline, offering quality housing at accessible price points compared to pure private launches.
🧭 Lorong Puntong
Estimated Yield: ~140 units
Close to Bright Hill MRT and family‑oriented amenities
This smaller site is expected to generate interest for its location and transport connectivity.
GLS Sites from 2H 2025 – Final Releases Which Impact Supply
The second half of 2025 government land sales programme also featured key parcels that accelerate housing supply into 2026.
Notable sites included:
Dairy Farm Walk — District 23 suburban parcel offering ~500 homes and nature‑centric living.
Dover Road — Central site with high projected unit yield.
Tanjong Rhu Road — Waterfront potential near Kallang and Marina.
Kallang Avenue / Kallang Close and Dunearn Road — Strategic city‑fringe sites attracting developer interest and pricing momentum.
Lentor Central — ~560 units near future MRT connectivity.
These parcels are either already under development or generating buzz for their strong locational attributes.
Reserve List Parcels — Opportunity Beyond Confirmed List
Beyond the Confirmed List, Reserve List sites offer optional land supply triggered by developer offers. These include:
White site at Town Hall Link — A flexible development parcel near the Jurong Lake District (JLD) growth hub.
River Valley Road & Telok Ayer Street — Repeat reserve listing with potential for hotel / residential projects.
Additional mixed‑use and commercial plots in Woodlands, Punggol and beyond
Reserve List parcels are significant because they allow developers to strategically control new supply based on demand conditions.
What GLS Supply Signals for 2025–2026 Property Market
Singapore’s consistent release of land through GLS — both confirmed and reserve — demonstrates the Government’s calibrated approach to ensure steady housing supply while maintaining market stability. The combined pipeline from 2H 2025 and 1H 2026 is expected to yield close to 9,200 private residential units once both confirmed and reserve lists are accounted for.
This sustained supply supports a broad catchment of buyers — from first‑time homeowners and HDB upgraders (via ECs) to investors and premium segment buyers seeking future launches in prime districts.
Conclusion — Stay Ahead With Singapore’s New GLS Projects
Tracking Government Land Sales sites is essential for property buyers and investors who want early access to new launches, future capital appreciation, and insights into where Singapore’s next major residential developments will emerge.
By understanding the latest Confirmed List parcels and Reserve List opportunities from the 2H 2025 and 1H 2026 GLS programmes, you’re better positioned to make data‑informed decisions about where to invest, live or develop next.
For more detailed insights on individual GLS parcels — including land size, planning parameters, developer interest and launch timelines — explore our full portal of New GLS Projects Singapore and stay ahead of the market.
Comments