Market Intelligence — 2H 2026

URA GLS 2H 2026
Confirmed List

Government Land Sales Programme

Complete breakdown of 11 confirmed land parcels for the second half of 2026, including site details, locations, estimated units, and strategic analysis for buyers and investors.

Discuss with Emmeline
Book a Strategy Session

11
Confirmed Sites
~6,870
Total Units
7
New Sites
2H 2026
Programme Period

Market Intelligence

Singapore GLS 2H 2026
Confirmed List Overview

The Urban Redevelopment Authority (URA) has released the Confirmed List for the second half of 2026, featuring 11 land parcels across Singapore that will yield approximately 6,870 residential units. This includes sites in prime districts (CCR), city fringe locations (RCR), and mass-market areas (OCR), as well as one Executive Condominium (EC) site.

Key Takeaway: This GLS release signals the government’s continued commitment to moderating property prices through steady land supply. Notably, the Jurong East white site and Town Hall Link site reinforce the Jurong Lake District’s transformation into Singapore’s second CBD. For buyers, the Berlayar Close and Marina Gardens Lane sites in the Greater Southern Waterfront area present compelling long-term growth potential.

Complete Site Breakdown

Site Name Location Units Type Remarks
Marina Gardens Lane Marina South 390 RCR Shifted from Reserve List. Prime location near upcoming Marina South MRT (TEL). Commercial podium on 1st storey. Potential scenic views of Gardens By The Bay. Last nearby GLS site awarded July 2023 (One Marina Gardens).
Orchard Boulevard Orchard 110 CCR New site. Elongated plot near Orchard Boulevard MRT (TEL). One MRT stop from Orchard Road shopping belt. Within 1-2km of ACS (Junior/Primary), River Valley Primary, Shanghai Chinese Girls’. Last nearby site: UpperHouse at Orchard Boulevard (Feb 2024).
East Coast Road East Coast 85 OCR New site. Small low-rise plot in landed housing enclave. 10-min walk to Siglap MRT (TEL). Within 1km of Ngee Ann Primary, Opera Estate Primary, St. Stephen’s. 15-min walk to East Coast Park. Last nearby site: Seaside Residences (Jan 2016).
De Souza Avenue Bukit Timah 415 RCR New site. Regular shaped plot. 15-20 min walk to Beauty World MRT (DTL) and upcoming integrated transport hub. One stop from King Albert Park CRL interchange. Within 1km of Bukit Timah Primary. Last nearby site: The Sen (Aug 2024).
Tanjong Rhu Close Tanjong Rhu 505 RCR New site. Regular shaped plot. 10-min walk to Katong Park MRT (TEL). Adjacent plot awarded Feb 2026. Near Dunman High, Chung Cheng High, Broadrick Secondary. Potential scenic views of Marina East and sea.
Berlayar Close Telok Blangah 695 RCR New site. Third GLS site in Berlayar estate (Greater Southern Waterfront). Short walk to Telok Blangah MRT (CCL). Frontage facing Keppel Bay and Mount Faber. Near Vivocity, Harbourfront MRT, and Sentosa.
Holland Plain Holland 610 CCR New site. Third and largest site in Holland Plain precinct. Located in exclusive landed housing enclave near Brizay Park GCB Area. Within 1km of Methodist Girls’ School. Less accessible — closest MRT stations (King Albert Park, Sixth Avenue) are over 1km away.
Jurong East Ave 1 (EC) Jurong East 735 EC New site. First EC site in Jurong East since Westmere EC (1996). Subject to EC measures introduced 8 May 2026. 5-min walk to upcoming Toh Guan MRT (JRL). Near Jurong East Hub and Jurong Lake District.
Jurong Lake District (White) Jurong East 1,200 RCR Shifted from Reserve List. 3.1-ha site carved from original 6.5-ha JLD master developer site. 186,000 sqm total yield: min 40,000 sqm office, 1,200 residential units, 44,000 sqm complementary uses. Adjacent to Jurong East transport hub.
Town Hall Link Jurong East 1,200 OCR Key JLD site. 83,200 sqm commercial space. Adjacent to Jurong East transport hub. Multiple MRT lines: EWL, NSL, future JRL and CRL. Will incorporate District Cooling Plant and Pneumatic Waste Conveyance System.

Source: PropNex Research, URA Space. Information is accurate as of 2H 2026 GLS Programme announcement.

Featured Sites

Key Sites to Watch

RCR

Berlayar Close

Telok Blangah | 695 units

Third GLS site in the Greater Southern Waterfront. Walking distance to Telok Blangah MRT with potential waterfront views of Keppel Bay and Mount Faber.

CCR

Orchard Boulevard

Orchard | 110 units

Prime CCR site. Elongated plot near Orchard Boulevard MRT. Only 110 units — an exclusive boutique development in the heart of Orchard Road.

OCR

Town Hall Link

Jurong East | 1,200 units

Major JLD development with 83,200 sqm commercial space and 1,200 homes. Adjacent to Jurong East transport hub with connectivity to EWL, NSL, JRL and CRL.

Market Analysis

What This Means for You

For home buyers: The steady release of new land parcels provides more choices across price segments. The Jurong East EC site is particularly noteworthy as the first EC in the area in 30 years — potentially offering more accessible entry points for first-timers and upgraders.

For investors: Pay attention to the Greater Southern Waterfront sites (Berlayar Close) and Jurong Lake District developments. These areas are undergoing major transformations that could drive significant capital appreciation over the next decade.

For upgraders: The De Souza Avenue and Tanjong Rhu Close sites offer mid-sized developments in established neighbourhoods with good school access — ideal for families looking to upgrade from HDB to private.

FAQ

GLS Programme FAQs

What is the GLS Programme? +
The Government Land Sales (GLS) Programme is Singapore’s system for releasing state land for private residential, commercial, and mixed-use development. The programme is divided into Confirmed List (sites that will be launched for tender) and Reserve List (sites that are triggered for tender only when a developer commits to a minimum bid price).
How many units will the 2H 2026 GLS add to the market? +
The 2H 2026 Confirmed List will yield approximately 6,870 residential units across 11 sites, including Executive Condominium (EC) units. This steady supply helps ensure market stability and provides buyers with a range of options across different locations and price points.
What is the difference between RCR, CCR and OCR? +
CCR (Core Central Region) covers prime districts 9, 10, 11, and the Downtown Core. RCR (Rest of Central Region) covers city fringe areas like Bukit Timah, Marine Parade, and Jurong East. OCR (Outside Central Region) covers mass-market areas like Hougang, Woodlands, and Tampines. Each category has different price points, buyer profiles, and investment characteristics.
When will these sites be available for purchase? +
The Confirmed List sites will be launched for tender throughout the second half of 2026. Actual availability for home buyers depends on the tender process and development timeline. Typically, a site takes 6-12 months from tender award to public launch as a new condo project, with TOP (completion) usually 3-5 years after launch.
How does the GLS programme affect property prices? +
The GLS programme is one of the government’s key tools for maintaining housing affordability. By releasing a steady supply of land, the government ensures that supply keeps pace with demand, which helps moderate price increases. A well-supplied GLS programme typically has a calming effect on property price expectations.
Which site has the most investment potential? +
Based on location fundamentals and growth catalysts, the Berlayar Close site (Greater Southern Waterfront) and the Town Hall Link site (Jurong Lake District) offer the strongest long-term potential due to their positions within major transformation areas. The Orchard Boulevard site, while boutique-scale, benefits from prime location scarcity.

Make Informed Decisions

Not Sure Which Site Suits You?

Every GLS site presents different opportunities. Speak to Emmeline for a personalised assessment of which upcoming launch aligns with your goals — whether you are a first-time buyer, an HDB upgrader, or a seasoned investor.