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By SG PropertiesPublished 8 min readUpdated

GLS 1H2026: 4,575 Homes on the Confirmed List, and How the Tenders Went

1H2026 GLS Confirmed List: 9 sites, 4,575 homes incl. 635 EC units, 3% below 2H2025. All 7 private sites now awarded; land prices from URA, site by site.

Short answer: URA's 1H2026 Government Land Sales (GLS) programme, announced on 2 December 2025, put nine sites on the Confirmed List with an estimated 4,575 homes, including 635 executive condo (EC) units. That is about 3% fewer than the 4,725 homes on the 2H2025 Confirmed List. By 2 October 2026 all seven private sites had been awarded.

Updated 2 October 2026. This page replaces an earlier version that contained incorrect facts; see the correction note at the end.

What is on the 1H2026 Confirmed List?

The Confirmed List is the part of the GLS programme that the Government releases for tender on a fixed schedule, whatever the demand. URA's Appendix 1 lists these nine sites:

#SiteTypeSite area (ha)Plot ratioEst. homesPlanned launchSales agent
1Holland PlainResidential1.571.8280Feb 2026URA
2River Valley Green (Parcel C)Residential1.153.5470Apr 2026URA
3Peck Hay RoadResidential0.554.9315Apr 2026URA
4Berlayar DriveResidential2.541.4415May 2026URA
5Canberra DriveEC1.161.6185May 2026HDB
6New Upper Changi RoadResidential3.162.81,040May 2026URA
7Lorong PuntongResidential0.432.8140Jun 2026URA
8Sembawang DriveEC1.293.5450Jun 2026HDB
9Bayshore DriveCommercial and residential5.742.61,280Mar 2026URA
Total4,575

Source: URA, 1H2026 GLS programme, Appendix 1 (2 December 2025). Unit counts are URA estimates; developers may build more or fewer. Bayshore Drive also includes up to 22,500 sq m of retail space and a bus interchange.

Without the two EC sites, the private housing supply on the Confirmed List is 3,940 homes.

How does it compare with 2H2025 and 2H2026?

GLS programmeConfirmed List homes (incl. EC)Sites
2H20254,72510
1H20264,5759
2H20264,745 (incl. 735 EC)9

Sources: URA pr25-29 (13 June 2025) for 2H2025; URA pr25-65 for 1H2026; URA pr26-41 (3 June 2026) for 2H2026.

1H2026 is about 3.2% lower than 2H2025 (4,575 ÷ 4,725). URA said total GLS supply, counting the Reserve List as well, would stay "at a high level of around 9,200 units", similar to 2H2025. For the whole of 2026, the two Confirmed Lists add up to 9,320 homes, which URA describes as more than 50% above the 10-year average for Confirmed List supply.

What is on the Reserve List?

The Reserve List has 12 sites that can yield about 4,610 homes, plus 970 hotel rooms and 186,650 sq m of commercial space. A Reserve List site is released only if a developer applies with a minimum bid the Government accepts, or if the Government decides to release it.

The largest is the Town Hall Link white site in Jurong Lake District, with up to 1,200 homes and at least 40,000 sq m of office space. Other Reserve List sites include Marina Gardens Lane, Media Circle, Cross Street, Morrison Lane, Kitchener Link, Marina Gardens Crescent and Woodlands Avenue 2.

URA also said the overall pipeline of private homes, including GLS sites not yet launched, would rise to about 58,600 units, from about 54,100 at the time.

Which sites have been sold, and at what price?

All seven private (non-EC) Confirmed List sites have been awarded. Land prices below are taken from URA's award notices, which give the price per square metre of gross floor area; we converted them to per square foot per plot ratio (psf ppr) by dividing by 10.7639.

SiteTender closedBidsAwarded to (URA)PriceLand rate (psf ppr)
Holland Plain7 May 20261Sim Lian Land and Sim Lian DevelopmentS$454.0mS$1,491
Peck Hay Road11 Jun 20264CDL Constellation and Garden EstatesS$542.4mS$1,865
River Valley Green (Parcel C)18 Jun 20264SMCL Haven 3 and CSC Land Group (Singapore)S$750.6mS$1,730
Bayshore Drive15 Jul 20263Gemini Residential and Gemini TrusteeS$2,128.0mS$1,323
Berlayar Drive4 Aug 20261Intrepid Investments and GuocoLand (Singapore)S$576.8mS$1,515
New Upper Changi Road1 Sep 20264United Venture Development (Daisy) and CL SapphireS$1,425.4mS$1,537
Lorong Puntong15 Sep 20267Eco World Development (S)S$208.1mS$1,612

Sources: URA award notices pr26-37, pr26-45, pr26-48, pr26-55, pr26-61, pr26-64 and pr26-66; bid counts from Stacked, ERA and EdgeProp (see Sources).

A few points reported by the press:

  • Bayshore Drive went to a group of Frasers Property, Frasers Centrepoint Trust, Sunway MCL, Sekisui House and Lum Chang. It is the first GLS site outside the CBD to sell for more than S$2 billion (Stacked). The winning bid was about 6% above the second bid, from a CDL-led group (ERA, EdgeProp).
  • Peck Hay Road, at S$1,865 psf ppr, is the second-highest land rate for a residential-only GLS site, behind Cuscaden Road in 2018 (Stacked).
  • New Upper Changi Road went to CapitaLand Development, UOL and Singapore Land Group. EdgeProp reported it as the largest sum paid for a purely residential GLS site.
  • Lorong Puntong set a record for a purely residential site in the city fringe (RCR), beating the S$1,515 psf ppr paid for Berlayar Drive a month earlier (EdgeProp, citing CBRE).
  • Holland Plain and Berlayar Drive each drew only one bid.

Together, the seven sites sold for about S$6.09 billion and are expected to yield about 3,940 homes, based on URA's estimates. Developers often revise unit counts at planning stage.

What about the two EC sites?

  • Canberra Drive (EC): HDB launched the tender on 26 May 2026. It was the first EC site put up for tender under the tighter EC rules announced on 8 May 2026, which include a 10-year minimum occupation period and no Deferred Payment Scheme. The tender closed at noon on 1 October 2026. When we updated this page, we had not yet seen the bids published.
  • Sembawang Drive (EC): HDB launched an EC site at Admiralty Walk, Sembawang, on 30 June 2026. The site is 138,782 sq ft (about 1.29 ha) with a plot ratio of 3.5 and about 450 homes, the same figures URA gave for Sembawang Drive. The tender closes on 17 December 2026.

For more on the new EC rules, see EC rule changes: 10-year MOP and no Deferred Payment Scheme. For launch timing, see EC launches in 2026 and 2027.

What could this supply mean for buyers?

This section is analysis, not official data.

  • Launches take time. A site sold in 2026 usually needs planning approval and design work before the sales launch. Most of these projects are therefore unlikely to launch before 2027. Developers have not announced launch dates for most of them.
  • Land prices set a floor. Several 2026 land rates were records for purely residential sites in their region: New Upper Changi Road in the OCR, and Berlayar Drive and then Lorong Puntong in the RCR. Peck Hay Road was the second-highest on record for a residential-only GLS site. Analysts quoted in the press expect launch prices to reflect these costs. Those are forecasts, not facts.
  • Bidding was uneven. Lorong Puntong drew seven bids, while Holland Plain and Berlayar Drive drew one each. Developers are still selective about which sites they want.
  • Unsold stock matters as much as new land. For the latest official count of unsold private homes, see Unsold private homes in Singapore: latest URA supply data.

FAQ

How many homes are on the 1H2026 GLS Confirmed List? About 4,575, including 635 EC units, across nine sites (URA, 2 December 2025).

Is 1H2026 bigger than 2H2025? No. It is about 3% smaller: 4,575 homes against 4,725 in 2H2025.

Which 1H2026 site sold for the most? Bayshore Drive, at S$2.128 billion (S$1,323 psf ppr), awarded on 20 July 2026.

Which site had the highest land rate? Peck Hay Road, at about S$1,865 psf ppr, awarded on 16 June 2026.

Have the EC sites been sold? Not yet, as at 2 October 2026. The Canberra Drive tender closed on 1 October 2026, and the Admiralty Walk tender closes on 17 December 2026.

What is the difference between the Confirmed List and the Reserve List? Confirmed List sites are put up for tender on schedule. Reserve List sites are released only if a developer's minimum bid is accepted, or if the Government decides to release them.

Sources

Correction

2 October 2026: An earlier version of this page said the 1H2026 Confirmed List was 23% larger than 2H2025; it was about 3% smaller (4,575 against 4,725 homes). It also gave 11 sites, a regional split of 750 / 1,645 / 2,180 homes, and 1,400 homes at Tengah and Jurong Lake District. URA's list has nine sites and no Confirmed List site in Tengah or Jurong Lake District. The Reserve List has about 4,610 homes, not 3,200. The earlier version also said a Lorong 1 Toa Payoh site was sold in February 2026 at S$1,118 psf ppr. That site's tender closed in November 2023, with a top bid of about S$1,360 psf ppr (EdgeProp). Unsupported figures were removed, including an 18,000 to 20,000-unit launch pipeline, 9,200 average annual new-home sales, a Tampines Street 94 launch, interest-rate, HDB resale and rental-yield figures, and buy-timing advice.

Disclaimer: This page is for information only and is not investment advice. SG Properties is not a licensed estate agency.

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