URA released the 2H 2026 Government Land Sales programme on 3 June 2026: nine confirmed sites, 4,745 units, inside a total pipeline of roughly 61,000 units. Most coverage stopped at that headline. The composition underneath it is what actually matters to a buyer deciding now.
Short answer: URA's 2H 2026 GLS programme, released 3 June 2026, confirmed nine sites totalling 4,745 units within a wider 61,000-unit pipeline. Full-year 2026 confirmed supply is up sharply from 2021, which points to a managed market rather than a shortage or a glut. For buyers already tracking specific corridors, the relevant question is which few sites actually affect their pricing, not the headline count.
What URA actually released
The 2H 2026 Confirmed List carries 4,745 units across nine sites (eight residential, one white site), against a total programme, confirmed plus reserve list, of roughly 9,200 units. Combined with the 1H 2026 Confirmed List, full-year 2026 confirmed supply runs to about 9,320 units, up sharply from 2021's 3,605 units and still close to the 2024–2025 peak. The wider pipeline of 61,000 units includes sites still years from launch; of that, an estimated 32,000 units could realistically come to market within the next two years. The official language from MND and URA, calibrating supply "to keep the market stable and sustainable," signals a market being actively managed rather than left to run or deliberately cooled.
| # | Site | District | Est. units | Tender timing |
|---|---|---|---|---|
| 1 | Town Hall Link (white site) | D22, Jurong Lake District | 1,200 + office | Tender closes 17 Nov 2026 |
| 2 | Berlayar Close | D4 | 695 | Dec 2026 |
| 3 | Holland Plain | D10 | 610 | Dec 2026 |
| 4 | Tanjong Rhu Close | D15 | 505 | Nov 2026 |
| 5 | De Souza Avenue | D5 | 415 | Nov 2026 |
| 6 | Marina Gardens Lane | D1 | 390 | Aug 2026 |
| 7 | Jurong East Ave 1 (EC) | D22 | 735 | Dec 2026 |
| 8 | Orchard Boulevard | D9 | 110 | Aug 2026 |
| 9 | East Coast Road | D15 | 85 | Sep 2026 |
Source: URA pr26-41 Appendix 1, 3 June 2026. Unit counts are URA estimates; tender dates are as announced and subject to change.
Why the supply number does not mean falling prices
A tripling of a 2021 base sounds dramatic, but supply has to be read against absorption, not volume alone. Singapore absorbed around 7,000 new private homes in 2025. Against that, a few things narrow the effective release:
- Reserve list sites, which make up a large share of the 61,000-unit pipeline, only come to market when a developer formally triggers them. Many will not be triggered immediately.
- Of the 61,000-unit total pipeline, roughly 42,000 units already have planning approval; the remaining 19,000 from GLS and en bloc sites without approval are three to five years from completion. The "32,000 units in two years" figure is the one that matters for near-term planning.
- Four of the nine confirmed sites sit in the Rest of Central Region, while the Core Central Region has only two small sites (Marina Gardens Lane, 390 units; Orchard Boulevard, 110 units). The supply injection is uneven by region, not a blanket increase everywhere.
- The Jurong Lake District white site requires a minimum 40,000 sqm of office space; its 1,200 residential units are secondary to a commercial decentralisation objective, not a signal of broad residential oversupply.
The three sites that actually move specific corridors
Most of the confirmed list is noise for anyone tracking the Thomson-East Coast Line and North-South Corridor. Three sites matter more directly:
- Lorong Puntong (Bright Hill), D20 fringe: a 1H 2026 carryover opposite Bright Hill TE6 station. The tender closed on 15 September 2026 with a top bid of about $1,612 psf ppr (URA), the newest data point on corridor land cost.
- Upper Thomson Road Parcel A, D26: a 1H 2026 carryover near Springleaf TE4, estimated at around 595 units. It was awarded to Wee Hur and GSC at about $1,062 psf ppr (URA), which sets the cost base for the next launch competing for the same buyer pool.
- Plymouth Avenue / Dunearn Road, D11 Reserve List: adjacent to existing Turf City sites, requiring a developer trigger before it proceeds. Its presence on the reserve list indicates continued government confidence in demand there, though nothing is imminent.
What this means for timing
The real difference for a buyer today is information: known pricing now, for a project that already exists, versus unknown pricing later, for a project that has not been tendered, designed or priced. Waiting for a hypothetical 1H 2027 GLS announcement means waiting for a programme that does not yet exist. In my view, the supply composition of 2H 2026, specifically the absence of fresh confirmed sites in several established corridors, means buyers with a specific project in mind will see the key pricing data within months rather than years. That is not a claim that prices will rise; it is an observation about the order in which information becomes available to you. Decisions involving financing, CPF usage or projected returns should be checked against your own numbers; speak to a licensed financial adviser for advice specific to your situation.
For the full mechanics of how a GLS land rate flows through to a launch psf, see the Singapore GLS guide, and for how the North-South Corridor and Thomson-East Coast Line affect long-run values along this spine, see the North-South Corridor property impact guide.
Who this suits
- Useful if: you already have a shortlisted project on the Thomson-East Coast Line, North-South Corridor or Marina Bay fringe and want to know whether new supply changes your calculus.
- Skip if: you have no specific corridor or project in mind; in that case, the headline supply number alone is not a reason to act or wait.
Questions readers ask
Will the 2H 2026 GLS programme cause prices to drop?
Not based on current absorption data. Singapore absorbed around 7,000 new private homes in 2025; reserve list sites, which make up much of the 61,000-unit pipeline, only reach the market once triggered by a developer. The effective near-term release is smaller than the headline figure, so moderated growth looks more likely than a price correction.
What is the Town Hall Link white site and does it affect residential supply?
It is a Jurong Lake District site requiring a minimum 40,000 sqm of office space, with up to 1,200 homes as a secondary component. It is primarily a commercial decentralisation project, not a meaningful residential supply signal for central or northern corridors.
Does this GLS release affect pricing in the Bishan/Upper Thomson or Springleaf corridors?
The relevant detail is what is absent: no fresh confirmed sites in those districts this round. The live data points come from two 1H 2026 carryovers: Upper Thomson Road Parcel A, awarded at about $1,062 psf ppr, and Lorong Puntong, whose September 2026 tender drew a top bid of about $1,612 psf ppr (URA).
What is a Reserve List site and when does it actually launch?
A Reserve List site only proceeds to tender once a developer applies to trigger it with a committed minimum bid. The government does not launch these on its own schedule, so sites like Plymouth Avenue/Dunearn Road could sit untriggered for well over a year.
Should I wait for a future GLS announcement before deciding?
Only if you have no specific project or timing constraint. Waiting for an unannounced programme means waiting for a site that has not been tendered, to be priced at a figure that does not exist yet, which is a different kind of uncertainty from the known pricing on an existing launch.
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Ministry of National Development / URA (2H 2026 GLS Programme press release pr26-41, 3 June 2026); URA pr26-41 Appendix 1 and 2 (site details); The Edge Singapore (2H 2026 GLS announcement coverage); PropNex Research (new home sales data 2024–2025).
This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.
James Ong | CEA Reg No. R008385F | PropNex Realty Pte Ltd
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