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.