Singapore's H1 2026 Government Land Sales Programme: 9 Confirmed Sites and What It Means for Buyers

Expert takeaway: The H1 2026 Government Land Sales Programme keeps private housing supply high while quietly trimming the Confirmed List, a calibrated move that hands patient buyers more choice without flooding the market. The standout story is the largest Reserve List since 2H2021, which tells you more about the next two years than any single launch will.

Reading the H1 2026 Government Land Sales Programme

Every six months, the Urban Redevelopment Authority publishes the Government Land Sales (GLS) Programme, the primary lever the state uses to manage how much new private housing reaches the market. The H1 2026 slate matters because it lands during a period of cooling transaction volumes but firm prices, and it shapes the new condo launches Singapore buyers will see well into 2027 and 2028.

For this cycle, URA confirmed nine Confirmed List sites and twelve Reserve List sites. The headline is restraint with continuity rather than a dramatic pivot, and the detail underneath rewards a closer read.

What's Happening: The Verified Numbers

Reported figures aside, the official position from URA is clear. The Confirmed List comprises eight private residential sites, including two Executive Condominium plots, plus one mixed-use commercial and residential site.

Together, the nine sites can yield 4,575 private residential units, including 635 EC units, alongside about 22,500 square metres of commercial space. Notably, this number is 3.2% lower than the 4,725 units introduced in 2H2025, and about 9% lower than the 5,030 units in 1H2025. The pullback is gentle and deliberate rather than abrupt.

The Reserve List is where the bigger signal sits. It consists of six private residential sites, one commercial site, three White sites and two hotel sites. These can potentially yield an additional 4,610 private housing units, over two million square feet of commercial GFA, and 970 hotel rooms, making it the largest Reserve List supply since 2H2021.

With the Confirmed List injection, the total supply of private residential units including ECs in the overall pipeline rises to about 58,600 units, up from roughly 54,100 units. This sits against a longer policy backdrop: the National Development Minister has committed to providing more than 25,000 new private homes through the GLS Programme between 2025 and 2027.

Key Analysis: Where the Sites Are and Why They Matter

The H1 2026 Confirmed List is geographically diverse, spanning the Core Central Region, Rest of Central Region and Outside Central Region. A few plots stand out for what they reveal about the government's planning priorities.

Bayshore Drive: The East's Largest Plot

At 5.74 hectares, Bayshore Drive is the largest site in the programme and can yield an estimated 1,280 housing units alongside commercial space. It sits above the future Bedok South MRT Station on the Thomson-East Coast Line and is close to East Coast Park. This is the second private residential plot released in the emerging Bayshore precinct, and given the scale, consortium or joint-venture bids are widely expected.

Peck Hay Road: A Rare CCR Opportunity

Spanning 0.55 hectares, Peck Hay Road can yield about 315 homes and sits next to Newton MRT Interchange in the Core Central Region. It anchors Newton's planned transformation into a mixed-use "Urban Village" under the URA Master Plan 2025. A nearby Bukit Timah Road plot drew eight bids and was awarded at a land rate close to $1,820 psf per plot ratio, which suggests this tender could be competitive.

Two New 1,000-Plus Unit Sites

URA added two large residential sites that can each yield more than 1,000 units: New Upper Changi Road at about 1,040 units and Bayshore Drive at 1,280 units. This is significant because the last Confirmed List site offering more than 1,000 units was Tampines Avenue 11 back in the 2H2022 programme, underscoring renewed commitment to developing the east.

The EC Pipeline Stays Steady

Two EC plots at Canberra Drive and Sembawang Drive sit on the Confirmed List, offering a combined 635 units and expected to launch in mid-2026. Both are near MRT stations and schools, positioning them for HDB upgraders seeking a more affordable route into private living. Importantly, these will be the first EC launches under the new EC policies announced on 8 May 2026, which aim to reinforce owner-occupier intent. If you are weighing this route, our EC buyers' guide and the HDB to EC upgrade roadmap walk through eligibility and timing in detail. The official rules are on the HDB EC eligibility page and the EC CPF Housing Grant page.

The Reserve List Signal: Town Hall Link and Jurong Lake District

The Reserve List only triggers a sale when a developer submits a minimum acceptable bid, so it functions as a barometer of developer confidence rather than guaranteed supply. The standout addition is a White site at Town Hall Link within Jurong Lake District, carved out from the former JLD Master Developer site.

Measuring 3.72 hectares, it can yield about 1,200 private residential units plus substantial office and complementary space, and is expected to be made available in March 2026. URA noted that because the site is around half the size of the original JLD Master Developer parcel, the reduced development risk gives developers more confidence to take it on, and the government will undertake some infrastructure works upfront to ease the cost burden. For buyers, watching which Reserve List parcels get triggered is one of the clearest early previews of where supply tightness and pricing momentum may emerge next.

Opportunities Versus Risks for Buyers

This programme cuts both ways, and a balanced view matters more than a hopeful one.

• Opportunity: A pipeline rising to about 58,600 units means more choice and less pressure to rush. Developers launching into a crowded field have less room for aggressive pricing.
• Opportunity: Sites near new MRT nodes such as Bedok South and Newton offer long-term connectivity and rental appeal for those buying to hold.
• Risk: More supply does not guarantee falling prices. URA flash estimates for 1Q 2026 showed the non-landed price index still rising even as transaction volumes fell sharply, so affordability gains may be modest.
• Risk: CCR plots like Peck Hay Road may set new benchmark prices, meaning premium locations could stay expensive despite added supply.
• Risk: Reserve List units are conditional. If developer sentiment stays cautious, a large slice of that 4,610-unit potential may never reach the market on schedule.

Before committing, model your numbers carefully. Our guides on the cash needed to buy private property and buying a new launch condo are good starting points, and you should understand how TDSR and LTV limits shape your borrowing ceiling. The official references are the MAS LTV explainer and the MAS MSR and TDSR rules. Factor in stamp duty too, with rates set out on the IRAS BSD page.

The H1 2026 GLS Programme is a planning document, but for your household it becomes a decision about timing, location and budget. Whether you are an upgrader weighing an EC at Canberra Drive, an investor eyeing the Bayshore transformation, or simply trying to read where prices head next, the right move depends on your own numbers and goals. The team at PropertyNet.SG can help you cut through the headlines with an independent, data-led assessment tailored to your situation. Reach out for a no-obligation conversation, and let's map your next step with clarity.