13 Dec 2024
1H2025 GLS Update: Expanding Residential Supply and Transforming Key Areas
Property Insight

The Government Land Sales (GLS) Programme for 1H2025 reflects a strategic expansion, increasing the combined supply of residential units by 4.5% compared to 2H2024, totaling 8,505 units. This adjustment aligns with the stabilization of private property prices, such as the modest -0.7% price change observed in 3Q2024. The GLS programme highlights a measured approach to land allocation, addressing both immediate market demands and long-term sustainability to support market equilibrium.

The moderation of unsold private residential units, from 20,566 in 2Q2024 to 19,940 in 3Q2024, a 3.0% quarter-on-quarter decrease, underscores a healthier absorption rate. Developers, however, displayed cautious interest in GLS sites throughout 2024, with three sites rejected due to low bids and stringent assessments, reflecting market prudence.

For 1H2025, the inclusion of three Executive Condominium (EC) sites—Senja Close, Woodlands Drive 17, and Sembawang Road—marks the highest number of EC sites in the Confirmed List in recent years. These sites, offering approximately 980 units, aim to meet the robust demand for ECs, driven by their hybrid nature combining public housing affordability with private property exclusivity. The narrowing price gap between new and resale ECs has bolstered developer confidence, ensuring sustained interest in the segment.

Notable sites in the 1H2025 GLS programme include:

1. Hougang Central: A mixed-use site offering excellent connectivity near Hougang MRT Station and Hougang Central Bus Interchange. The vibrant town center and proximity to reputable schools make it appealing for families. This rare opportunity in a mature estate is expected to attract strong developer interest.

2. Dunearn Road: Situated in Bukit Timah Turf City, this site is pivotal in transforming the area into a vibrant housing precinct. Proximity to the Sixth Avenue MRT Station and renowned schools like Hwa Chong Institution enhances its appeal.

3. Telok Blangah Road: Located within the Greater Southern Waterfront, this site is poised to be a benchmark for future developments in the area. Its excellent connectivity via Telok Blangah MRT Station and major expressways adds to its strategic value.

Developers remain cautious yet selective, with notable interest in mixed-use developments, as seen in the strong bidding for Tampines Street 94 in 2024. This reflects a preference for well-located, integrated sites with high potential.

The expanded GLS supply reinforces the government’s efforts to balance housing affordability, market competition, and sustainability. By addressing the evolving dynamics of the residential property market, the 1H2025 GLS programme aims to ensure a steady pipeline of developments, catering to diverse needs while supporting Singapore’s broader urban planning goals.

Click here for the full report 

Prepared By: 

Mohan Sandrasegeran 

Head of Research & Data Analytics 

  

  

Email: mohan@sri.com.sg
  

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Property Insight
15 Jun 2026
RCR Demand Drives 43.3% Growth in New Home Sales in May 2026

Singapore's new home market moderated in May 2026, with developers selling 447 new private homes excluding Executive Condominiums (ECs), down from the 1,548 units transacted in April. 

Despite the monthly moderation, market performance remained encouraging on a year on year basis. New home sales increased by 43.3% from the 312 units sold in May 2025 to 447 units in May 2026. The improvement was primarily driven by stronger activity in the Rest of Central Region (RCR), where sales rose from 191 units to 334 units over the same period. The strong showing highlights continued demand for city fringe developments that offer a balance between accessibility, lifestyle amenities and relative affordability. The year on year growth also suggests that buyer confidence remains intact, with purchasers continuing to participate actively in the market despite a more measured operating environment.

Hudson Place Residences emerged as the standout performer of the month. As the only major launch in May, the project accounted for nearly half of all new private home sales, moving 209 units at a median price of $2,465 psf. The strong response demonstrates that buyers remain receptive to projects that are well located, well connected and competitively positioned within their respective market segments.

Looking ahead, new home sales are expected to remain relatively subdued in June due to the seasonal impact of the mid year school holidays and the limited number of major launches scheduled during the month. However, this is likely to be temporary. Market activity is expected to regain momentum in the second half of 2026 as a fresh pipeline of launches enters the market. Upcoming projects such as Lentor Gardens Residences and Dunearn House are expected to attract healthy interest, while buyers who have remained on the sidelines may return as more options become available. Barring any significant external shocks, the primary residential market is expected to remain on stable footing, supported by resilient underlying demand and a steady pipeline of new launches.

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

Property Insight
15 Jun 2026
Peck Hay Road GLS Draws Top Bid of $1,865 psf ppr from CDL and Hong Leong Group

Peck Hay Road Government Land Sales GLS site attracted four bids at the close of its tender on 11 June 2026, with the highest offer submitted by CDL Constellation Pte. Ltd. and Garden Estates (Pte.) Limited (Hong Leong Group) at $542.4 million, translating to a land rate of $1,865 psf per plot ratio (psf ppr). The winning bid reflects strong confidence in the long term prospects of the Newton area despite a relatively lower number of participants compared to the neighbouring Bukit Timah Road GLS site, which attracted eight bids earlier this year. 

Despite fewer bidders, bidding intensity remained healthy. The top bid exceeded the $1,820 psf ppr achieved for the nearby Bukit Timah Road site awarded earlier this year, highlighting continued confidence in well located Core Central Region developments. This suggests that developers remain willing to compete aggressively for prime sites with strong fundamentals, particularly those located within established residential districts and supported by future transformation plans. 

The Peck Hay Road site enjoys several locational advantages. Situated within the Newton Planning Area, the site is expected to yield approximately 315 residential units and is located near Newton MRT Interchange, providing direct access to both the North South Line and Downtown Line. Residents will benefit from excellent connectivity, including being just one MRT stop from Orchard Road and only minutes away from the Central Business District. These attributes enhance the site's appeal among owner occupiers, investors and affluent homebuyers seeking a central location. 

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

Property Insight
08 Jun 2026
Higher GLS Supply in 2H2026 Supports Long Term Residential Market Growth

The Government has announced the 2H2026 Government Land Sales (GLS) Programme, which will introduce 4,745 private residential units under the Confirmed List, representing a 3.7% increase from the 4,575 units released in 1H2026. The latest programme reflects the Government's continued commitment towards maintaining market stability through proactive land supply management. By ensuring a steady pipeline of future housing supply, the authorities provide greater visibility to both developers and homebuyers while supporting a more balanced and sustainable residential market.

A notable feature of the 2H2026 GLS Programme is the concentration of supply within several large development parcels. The Town Hall Link White Site alone is expected to yield approximately 1,200 residential units, accounting for about a quarter of the total Confirmed List supply. Together with the Jurong East Avenue 1 Executive Condominium (EC) site, Berlayer Close and Holland Plain, these larger sites contribute a substantial portion of the overall housing pipeline. This suggests that the Government is prioritising land parcels capable of delivering significant housing stock in key growth locations.

The programme also demonstrates a strong emphasis on transit-oriented development. Many of the sites are located near existing or future MRT stations, including Orchard Boulevard, Marina Gardens Lane, Tanjong Rhu Close, Berlayer Close and Town Hall Link. This reflects the Government's ongoing efforts to concentrate housing supply in highly accessible locations where residents can benefit from established transport infrastructure and amenities.

Overall, the 2H2026 GLS Programme reflects a coordinated approach towards meeting future housing demand while advancing broader planning priorities such as decentralisation, connectivity and urban transformation. With sites spread across the Core Central Region, Rest of Central Region and Outside Central Region, the programme offers a diverse range of housing opportunities while supporting long term market stability and sustainable growth. 

Click

here

for the full report:

Prepared By:

Mohan Sandrasegeran

Head of Research & Data Analytics

Email: mohan@sri.com.sg

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