Finance
The Government Land Sales (GLS) programme remains the primary mechanism by which the Singapore government calibrates land supply to meet housing demand. For the first half of 2026 (1H2026), the Ministry of National Development (MND) has announced a programme that sustains a high level of supply, reflecting a continued commitment to market stability.
This 2026 slate introduces a total of 9,185 private residential units across the Confirmed and Reserve Lists. Of particular note is the sustained injection of supply into the Confirmed List, which ensures that developers have immediate access to land for upcoming new launches in strategic precincts such as Bayshore and the Greater Southern Waterfront.
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The 1H2026 Confirmed List
The Confirmed List consists of sites that are launched for tender according to a pre-determined schedule, regardless of developer interest. For 1H2026, the government has released 4,575 private residential units via the Confirmed List. This supply is critical for preventing future price spikes by ensuring a steady flow of new homes.
Key sites on the 1H2026 Confirmed List include:
| Location | Region | Est. Units | Strategic Highlight |
|---|---|---|---|
| Bayshore Drive | OCR (East) | ~1,280 | Major mixed-use site anchor for the new Bayshore precinct. |
| Holland Plain | CCR | ~280 | Prime residential site in a high-demand landed enclave. |
| New Upper Changi Road | OCR | ~1,040 | Large-scale development near Bedok integrated transport hub. |
| River Valley Green (Parcel C) | CCR | ~470 | Rare city-fringe site extending the residential belt near Great World City. |
| Berlayar Drive | RCR | ~415 | Part of the highly anticipated Greater Southern Waterfront transformation. |
This diverse spread ensures that buyers looking for projects expected to TOP in 2027 and beyond have options across all market segments—from the Core Central Region (CCR) to the Outside Central Region (OCR).
Understanding the Reserve List Mechanism
The Reserve List provides flexibility to the market. Sites on this list are not released for tender immediately; they are only triggered if a developer submits an application with a minimum price that is acceptable to the government.
For 1H2026, the Reserve List includes a notable White Site at Town Hall Link in the Jurong Lake District. This site alone can yield up to 1,200 private residential units. The inclusion of such a significant site on the Reserve List allows the market to decide if there is sufficient demand for a mega-development in Singapore's second CBD without the government forcing supply that might not be absorbed.
Key Precincts to Watch: Bayshore & Greater Southern Waterfront
Two specific areas in the 2026 programme signal major urban transformation:
1. The Bayshore Precinct
The release of the Bayshore Drive site is significant. It is a mixed-use commercial and residential site intended to serve as a community anchor for the new Bayshore estate. Unlike typical residential plots, this development will likely integrate retail amenities, providing convenience to future residents. Buyers interested in this area should monitor the timeline for purchasing a new launch, as integrated developments often command a premium.
2. Greater Southern Waterfront (Berlayar Drive)
The Berlayar Drive site marks another step in realizing the Greater Southern Waterfront vision. Located near the former Keppel Club, this site offers proximity to the waterfront and nature parks, adhering to the government's "City in Nature" vision. Properties here are expected to be highly contested due to the scarcity of new land plots in this transforming district.
Implications for Buyers and Investors
The sustained high supply in the 1H2026 GLS programme is a clear signal that the government aims to stabilize property prices. For buyers, this is positive news. A steady pipeline of 58,000+ units (total pipeline including planning approvals) prevents the acute supply crunches that drove prices up in previous years.
However, land costs in strategic locations like Holland Plain and River Valley are unlikely to dip significantly. Developers face high construction costs and land betterment charges, which sets a floor for launch prices. Investors should consult our guide on the progressive payment scheme to understand cash flow requirements for these upcoming leasehold projects.
Analyst Insight: While supply is increasing, "prime" supply in the CCR remains tightly controlled. The release of River Valley Green (Parcel C) is a rare opportunity for entry into District 9 via a government land sale rather than an en-bloc purchase.
The Development Timeline
Sites awarded in the 1H2026 GLS programme will typically launch for sale 12 to 15 months after the tender closes. This means we can expect the project launches for sites like Bayshore Drive and Holland Plain to hit the market in mid-to-late 2027.
If you are planning your property progression journey, it is essential to align your finances early. Understanding your loan eligibility and stamp duty obligations is the first step. You can review Our Services for personalized assistance in navigating these future launches.
Key Takeaways:
- The 1H2026 GLS Programme supplies a total of 9,185 units, with 4,575 on the Confirmed List.
- Bayshore Drive is a key mixed-use site to watch, yielding ~1,280 units.
- Holland Plain and River Valley Green offer rare high-end supply in the Confirmed List.
- The Reserve List includes a massive site at Town Hall Link (Jurong Lake District) awaiting developer triggering.
- This sustained supply aims to stabilize the market while catering to resilient demand in growth precincts.
- Note: Market values change. Please verify all financial projections with official documentation.