Singapore's 1H 2026 Government Land Sales Programme released 9 confirmed sites totalling approximately 4,575 residential units across eight districts — from Marina South in the Core Central Region to Tengah in the Outside Central Region. Developer bid levels on these parcels set the floor for future new-launch pricing, and the first EC site released under May 2026 rule changes signals a more conservative EC market ahead (as of 2026-06). Confirm all site details against the URA GLS Programme page.
Every six months, Singapore's Urban Redevelopment Authority (URA) and Housing and Development Board publish the Government Land Sales (GLS) Programme — the mechanism through which the state releases state land to developers for private residential, Executive Condominium (EC), commercial, and mixed-use development. For property buyers and investors, the GLS Programme is one of the most reliable forward indicators available: it tells you where new supply will materialise, in which districts, roughly how many units, and at what price floor developers are willing to pay. The 1H 2026 programme, released in late 2025 and progressing through tender awards in early-to-mid 2026, covers 8 Confirmed List sites (plus 1 Reserve List site) with an estimated 4,575 units spanning Districts 1, 10, 14, 16, 18, 19 and 24, and a Reserve List parcel in District 26 (as of 2026-06). This guide unpacks how the GLS mechanism works, what each of the 1H 2026 sites signals for its local market, and how to use GLS data as part of your buying or investment framework.
How the GLS Programme works
The GLS Programme operates on two lists. The Confirmed List contains sites the government commits to tender within the programme period regardless of developer interest — these give the strongest supply signal. The Reserve List contains sites released for tender only if a developer submits a minimum price application that the government finds acceptable; Reserve List sites are indicative demand gauges rather than committed supply. Each programme is published by the URA and the HDB at the start of a half-year (1H = January–June, 2H = July–December), covering both private residential and EC parcels.
When a site is awarded, the developer typically takes 18–30 months to obtain planning approvals and construction permits. Sales launches follow approximately 24–36 months after tender award, meaning that sites awarded in 2026 will begin entering the market in 2028 and 2029. Understanding this lag is critical: today's GLS release does not immediately affect today's resale market, but it does signal the pipeline of new-launch competition that resale sellers and existing landlords will face in the medium term.
The top bid per square foot of gross floor area (GFA) is the key metric to track at tender award. It sets the land-cost floor that a developer must cover before earning a return. A simple rule of thumb is that a developer needs to sell at approximately 1.5–1.8× the land bid PSF to achieve a viable project margin — so a S$1,500 PSF land bid implies a retail launch price of roughly S$2,250–S$2,700 PSF, though this varies by site, tenure, construction cost, and product mix. You can track awarded bids via URA media releases and explore how awarded sites map to current price levels using the New Launches map and URA Master Plan map.
1H 2026 Confirmed List: site-by-site breakdown
The 1H 2026 Confirmed List includes 9 sites across a broad geographic spread (as of 2026-06; confirm against URA for awarded status and final unit counts):
| Site | District | Est. units | Segment | Supply signal |
|---|---|---|---|---|
| Marina South Parcel 2 | D1 (CCR) | ~1,070 | Private | Large CCR parcel; land cost drives S$2,800–S$3,200 PSF launch pricing. Limited CCR pipeline context: see District 1 prices. |
| Holland Drive Parcel B | D10 (CCR) | ~375 | Private | Small boutique CCR site; expected aggressive bids given scarce Holland Village supply. Compare: District 10 prices. |
| Bayshore Road Parcel 1 | D16 (RCR) | ~590 | Private | East Coast growth corridor; complements Bayshore MRT. Waterfront premium expected in bids. |
| Jalan Tembusu | D14 (RCR) | ~740 | Private | Geylang-Paya Lebar transformation belt; most competitive bidding expected of the RCR tranche. |
| Tampines Avenue 11 | D18 (OCR) | ~720 | Mixed-use private | Tampines Regional Centre anchor; mixed-use component creates retail footfall premium. |
| Tengah Plantation Loop | D24 (OCR) | ~500 | EC | First EC under May 2026 rules (10-year MOP, no DPS, 90% first-timer quota 24 months). Conservative bids expected. |
| Hougang Avenue 2 | D19 (OCR) | ~410 | Private | Mature OCR estate; demand underpinned by HDB upgrader pool. See District 19 data. |
| Pasir Ris Drive 9 | D18 (OCR) | ~180 | Private | Smaller suburban parcel; likely boutique development, niche buyer profile. |
| Lentor Hills (residual) | D26 (OCR) | TBC | Reserve List | Only triggered if developer submits qualifying minimum price bid — demand-contingent. |
The aggregate Confirmed List quantum of approximately 4,575 units (excluding the Reserve List residual site) is considered a moderate supply release — slightly above the 1H 2025 Confirmed List but below the elevated 2H 2024 release that followed the September 2022 cooling measures. This signals a government posture of calibrated supply management: enough new stock to prevent runaway price appreciation but not enough to cause oversupply in any single district (as of 2026-06).
Singapore's 1H 2026 Government Land Sales (GLS) Programme released 9 confirmed sites totalling 4,575 residential units across 5 districts. The largest tender is at Marina South (1,070 units) and the most competitive expected is Jalan Tembusu (740 units, District 14). Developer bids set the floor for future private-property pricing across these neighbourhoods.
1H 2026 GLS sites
| Site | District | Units | Property type |
|---|---|---|---|
| Marina South Parcel 2 | 1 (CCR) | 1,070 | Private |
| Holland Drive Parcel B | 10 (CCR) | 375 | Private |
| Bayshore Road Parcel 1 | 16 (RCR) | 590 | Private |
| Jalan Tembusu | 14 (RCR) | 740 | Private |
| Tampines Avenue 11 | 18 (OCR) | 720 | Private (mixed-use) |
| Tengah Plantation Loop | 24 (OCR) | 500 | EC |
| Hougang Avenue 2 | 19 (OCR) | 410 | Private |
| Pasir Ris Drive 9 | 18 (OCR) | 180 | Private |
| Lentor Hills (residual) | 26 (OCR) | — | Reserve list |
The 4,575-unit total represents a moderate supply level — slightly higher than 1H 2025 but below 2H 2024 cooling-measure-era releases. Source: URA GLS.
What developer bids signal
Top bids at these sites set the floor PSF for nearby private property launches. Marina South Parcel 2 is expected to bid at S$1,500–S$1,600 PSF (land), implying retail launch PSF of S$2,800–S$3,200.
Holland Drive — the smallest CCR parcel — is expected to draw aggressive bids given limited CCR supply.
Tengah EC site — first under May 2026 rules
The Tengah Plantation Loop EC tender is the first EC site released after the May 2026 rule changes. Bidders must price in: 10-year MOP (vs 5), no Deferred Payment Scheme, and a 90% first-timer quota for 24 months.
Expected impact: more conservative bids, smaller unit mix, longer absorption timeline.
Implications for buyers
- Buy now vs wait: 2026 GLS launches will hit market 2028–2029. Buying existing condo 2026 means avoiding launch-PSF inflation but missing latest design.
- OCR launches in 2028: Tampines / Hougang / Pasir Ris OCR sites are likely to launch at S$2,000–S$2,200 PSF, setting reference levels.
- CCR scarcity premium: Marina South + Holland Drive are the only 2 CCR sites in 1H 2026 — strong CCR supply discipline.
For full Singapore property cycle context see the policy timeline.
Frequently asked questions
When will these 1H 2026 sites launch as condos?
Typically 24–36 months after the tender award. 1H 2026 tenders → 2028–2029 launches.
How are top GLS bids tracked?
URA publishes successful tender results within weeks of award. The bid-to-launch ratio (land cost as a share of expected sales) is the key developer-margin metric.
Does GLS supply moderate prices?
Sustained high GLS supply moderates price growth; supply restrictions amplify it. The 1H 2026 quantum signals normalised supply.
What the 1H 2026 GLS means for pricing and the pipeline
The CCR tranche of 1H 2026 is notably lean: only two sites (Marina South Parcel 2 and Holland Drive Parcel B) deliver CCR supply, and together they account for roughly 1,445 units. Singapore's total private residential pipeline has been running below its long-run average, so CCR scarcity is acute. Both sites are expected to attract strong developer competition, pushing top bids — and therefore future launch PSF — higher. Buyers seeking CCR exposure via new launches will face limited choice in the 2028–2029 window.
The RCR sites — Bayshore Road and Jalan Tembusu — represent the regeneration narrative. Bayshore is within walking distance of the future Bayshore MRT (under construction as of 2026-06; confirm ETA with LTA); Jalan Tembusu sits in the Paya Lebar transformation zone where URA's Master Plan envisions decentralised commercial activity. Developers bidding on these sites are pricing in medium-term rental demand from commercial tenants and younger professionals. You can overlay both sites against the Master Plan to see designated use zones and plot ratios.
The OCR sites are the most buyer-accessible. Tampines Avenue 11's mixed-use designation means ground-floor retail is part of the development brief — a layout popular with families seeking live-work-play convenience. Hougang Avenue 2 and Pasir Ris Drive 9 target the HDB upgrader segment, which remains the backbone of OCR demand. Based on recent comparable tender awards in the same estate types, OCR launches from the 1H 2026 tranche are broadly expected in the S$2,000–S$2,300 PSF range when they come to market in 2028–2029 (as of 2026-06; actual launch pricing will depend on construction costs, interest rates, and market conditions at the time of launch — confirm against URA and developer announcements).
The Tengah EC site is analytically distinct. Executive Condominiums occupy a hybrid position — built by private developers but subject to HDB income caps and Minimum Occupation Period (MOP) rules. The May 2026 rule changes — extending the MOP to 10 years, eliminating the Deferred Payment Scheme, and imposing a 90% first-timer quota for the first 24 months — are designed to reinforce EC's original purpose as affordable public-private hybrid housing rather than an investment vehicle. The market implication: developer land bids for Tengah will be priced more conservatively, initial launch pricing will be more moderate, but the buyer pool is also narrower (first-timers under income ceiling). If you are assessing EC eligibility, use the EC eligibility calculator to check income ceiling compliance. According to SingStat household income data, median household income in Singapore has been rising — tracking this ceiling relative to income growth is key to understanding EC addressable demand over time.
From a macro-stability perspective, the MAS Macroprudential Surveillance Report regularly monitors the private residential pipeline and developer inventory as leading indicators of systemic risk. A GLS programme that maintains moderate supply — as 1H 2026 does — is consistent with the government's stated objective of a stable and sustainable property market. For buyers, this means demand fundamentals remain firm without the speculative froth that historically precedes cooling-measure interventions. Track awarded tender results on the GLS Sites map as each parcel closes tender.
Step by step
- Identify which GLS districts overlap your target area. Cross-reference the 1H 2026 site list against your shortlisted districts. If Marina South (D1) or Jalan Tembusu (D14) is in your consideration set, new-launch competition from 2028–2029 is likely — factor this into your resale versus new-launch timing decision.
- Track tender awards on the URA website. Visit URA GLS regularly. When a site closes tender, URA publishes the top bid and all bid amounts within days. Record the top bid PSF (land) and apply a 1.5–1.8× multiplier to estimate future launch PSF — this gives you a pricing benchmark before a single showflat opens.
- Map pipeline sites against the Master Plan. Use the Master Plan map to check the designated zoning, plot ratio, and any nearby rezoning that could increase future supply beyond the current GLS release. High-density zones adjacent to a GLS site often see follow-on tenders in subsequent half-years.
- Assess your position relative to incoming new supply. If a GLS site in your target district was just awarded, expect a competing new launch in approximately 24–36 months. Buying resale today gives you an earlier entry point and avoids new-launch queue competition, but you will face a newer comparator by 2028. Use the comparison tool to model existing properties against indicative new-launch pricing ranges.
- Check EC eligibility if Tengah interests you. The May 2026 rule changes narrow the eligible buyer profile significantly — 10-year MOP removes the short-term exit that made ECs popular with investors. Confirm household income is within the current ceiling (S$16,000/month combined as of 2026-06; confirm against HDB), that neither applicant owns private property within the debarment window, and use the EC eligibility calculator to run through all criteria before making an Expression of Interest.
- Stress-test your finances against the 2028–2029 launch window. If you plan to buy a new launch from the 1H 2026 GLS tranche, you are committing to progressive payment milestones over 3–4 years. Run a mortgage stress test and TDSR check for the estimated launch PSF, not today's resale prices, which may be materially lower.
- Monitor 2H 2026 GLS for Reserve List triggers. If Lentor Hills (D26) Reserve List site receives a minimum-price application and is triggered, it adds further OCR supply to the 2028–2029 pipeline. A triggered Reserve List site is a reliable demand signal from developers — it often precedes stronger bidding on remaining Confirmed List sites in the same estate type.
Frequently asked questions
What is the difference between the GLS Confirmed List and Reserve List?
Confirmed List sites are committed to tender by the government within the programme period regardless of developer demand — they represent the government's active supply management decisions. Reserve List sites are only tendered if a developer first submits a minimum-price application that the government accepts; they function as a demand-contingent buffer. For buyers, a high volume of Reserve List triggers in a given half-year indicates strong developer demand and typically foreshadows firmer tender prices on subsequent Confirmed List sites (as of 2026-06). Full definitions are published on the URA GLS page.
How long does it take for a GLS site to become a new-launch condominium?
The typical timeline from tender award to sales launch is 24–36 months, although mixed-use or technically complex sites can run longer. After the tender award, the developer goes through a period of design finalisation and regulatory submissions — including the Building and Construction Authority (BCA) structural plan, Urban Redevelopment Authority development approval, and IRAS stamp duty processing. Construction then commences, and units are launched progressively once a sales licence is obtained from the Controller of Housing. For the 1H 2026 Confirmed List, buyers should expect launch windows of approximately 2028–2029 for most sites (as of 2026-06; confirm against developer announcements).
Why did the government change EC rules in May 2026 and how does this affect the Tengah site?
The May 2026 EC rule changes — extending the Minimum Occupation Period (MOP) from 5 to 10 years, abolishing the Deferred Payment Scheme, and introducing a 90% first-timer buyer quota for the first 24 months after launch — were designed to realign Executive Condominiums with their policy purpose as subsidised housing for first-time buyers rather than near-private investment assets. For the Tengah Plantation Loop EC site, these changes narrow the buyer pool to income-qualifying first-timers with a genuine owner-occupation intent, suppressing speculative demand and likely producing more conservative developer bid levels and launch prices. Investors who previously used ECs as a five-year flip vehicle are effectively excluded from this tranche. Confirm the current EC income ceiling and eligibility rules against HDB guidance before making any commitment.
Does more GLS supply always push prices down?
Not directly or immediately. GLS supply affects the market with a 2–4 year lag, and its price impact depends on the volume relative to demand, the specific districts involved, and whether cooling measures are simultaneously in effect. Moderate GLS supply — as in 1H 2026 — signals that the government is keeping pipeline options open without flooding the market. Historically, periods of very low GLS supply (such as 2020–2021) have been followed by sharp price acceleration because the pipeline ran dry; conversely, the 2013–2015 high-supply-plus-cooling-measures era produced meaningful resale price corrections. For current price trend data, the price heatmap provides a district-level view of recent transaction PSF (as of 2026-06).
How do I find out which GLS sites are near properties I am considering?
The most direct route is to use the GLS Sites map on ShiokNest, which overlays awarded and active tender sites on an interactive map so you can visually assess proximity to any property you are evaluating. You can cross-reference this with the Master Plan map to check whether adjacent plots carry residential or mixed-use zoning that could support follow-on GLS releases. For raw data — tender closings, top bid amounts, site plans, and awarded developer details — the authoritative source is the URA GLS Programme page, which is updated within days of each tender award (as of 2026-06).