GLS 2H2026 Sites: What the Government Land Sales Programme Means for Singapore Buyers

The GLS 2H2026 Singapore government land sales programme adds about 4,745 private and Executive Condominium homes to the pipeline, and the standout is the Jurong Lake District white site that anchors Singapore's second Central Business District. For buyers, this means more choice, steadier prices, and a longer runway to plan an entry.

Every six months, the URA releases its Government Land Sales programme, the single most reliable signal of where and how much new private housing will be built. The 2H2026 slate, announced on 3 June 2026, is a meaningful one. It keeps supply high, reintroduces a landmark Jurong plot, and gives HDB upgraders and investors a clearer map of what is coming and when.

What the GLS 2H2026 Confirmed List Actually Delivers

The headline numbers are substantial. URA confirmed that the 2H2026 programme comprises nine Confirmed List sites and 13 Reserve List sites, and can yield 9,200 private residential units, 188,100 sqm gross floor area of commercial space and 970 hotel rooms. The part buyers should focus on is the Confirmed List, because those sites are tendered regardless of market conditions and therefore represent near-certain new launches.

The Confirmed List, which comprises eight private residential sites and one White site, can yield 4,745 private residential units including 735 EC units and 83,350 sqm GFA of commercial space. To put that in context, the 4,745 Confirmed List units compare with 4,575 units in the 1H2026 Confirmed List, bringing full-year 2026 Confirmed List supply to 9,320 units, which is more than 50% higher than the annual average over the past 10 years.

Critically for demand-side pressure, this supply injection brings the total pipeline supply of private housing including ECs to around 61,000 units and boosts the inventory available for sale in the next two years or so to around 32,000 units. A pipeline that deep is generally friendly to buyers, because it limits the ability of any single project to command runaway pricing.

The Sites Buyers Should Watch

Not all nine sites carry equal weight for a typical buyer. The mix spans the Core Central Region, the Rest of Central Region, and the West, so different buyer profiles will gravitate to different plots.

Jurong Lake District white site at Town Hall Link

This is the marquee parcel. To advance the development of Jurong Lake District and cater to medium term office demand, the White site at Town Hall Link was launched for tender in July 2026 under the 2H2026 Confirmed List. It has a total potential yield of about 186,000 sqm, comprising a minimum of 40,000 sqm of office space, up to 1,200 private residential units and 44,000 sqm GFA of complementary uses such as retail, hotel, serviced apartments and community uses, next to the existing Jurong Town Hall monument and a future park.

The connectivity story here is strong. The government has invested in Jurong Lake Gardens, a new Science Centre, the Jurong Gateway Hub, and two new MRT lines, the Jurong Region Line opening in stages from around mid-2028 and Cross Island Line Phase 2 opening in 2032. For buyers who believe in Singapore's decentralisation strategy, a home plugged into a second CBD with four rail lines is a genuine long-term thesis. Our URA Master Plan 2025 guide maps how estates like Jurong fit into the wider 2030 transformation.

Orchard Boulevard and Holland Plain in the CCR

For prime-district buyers, two Core Central Region plots stand out. Analysts note that the Confirmed List contains two CCR sites, the Orchard Boulevard site that can yield 110 units and the Holland Plain site that can yield 500 units, together introducing 720 units in the CCR. The Orchard Boulevard plot is a scarcity play, with one analyst predicting healthy interest, up to eight bidders and a top bid up to $1,700 psf ppr for probably one of the last few land plots along Orchard Boulevard. If you are weighing prime new launches, our reviews of UpperHouse on Orchard Boulevard and The Serra Residences in Novena give a sense of current CCR pricing benchmarks.

Tanjong Rhu Close in the RCR

In the Rest of Central Region, CBRE sees the Tanjong Rhu Close site as one of the most attractive Confirmed List plots, measuring 1.23ha and able to yield around 505 units. Context matters here: an adjacent Tanjong Rhu Road plot was awarded in February 2026 to a City Developments and Woh Hup joint venture at $1,455 psf ppr, a record land rate for a pure residential site in the RCR. Record land rates tend to feed into higher launch prices, so buyers should treat this as a premium waterfront-adjacent enclave rather than a value pick.

Jurong East Avenue 1 EC site

The single EC plot is significant for HDB upgraders. Reports identify an EC plot at Jurong East Avenue 1 that can accommodate 735 units. An EC in the heart of a maturing Jurong Lake District, priced below comparable private condos and eligible for CPF housing grants, is one of the most watched value propositions on this list. If you are a first-time upgrader, review the HDB EC eligibility rules and the CPF housing grant for ECs, then read our HDB to EC upgrade guide for the full financing picture.

How This Shapes Pricing and Timeline

GLS sites do not turn into keys overnight. A typical plot is tendered, awarded, then launched about 12 to 18 months later, with completion roughly four to five years after that. Sites tendered in the second half of 2026 will mostly launch across 2027 and 2028, with completion clustering around 2029 to 2031. Buyers who need a home now cannot wait for these, but buyers with a two to three year horizon gain real optionality.

On pricing, remember that all these launches will be sold under the harmonised floor-area rules. Since the first harmonised launch at Lentor Mansion in 2024, floor areas are measured to the middle of the wall, all strata areas count as GFA, and voids such as aircon ledges, planter boxes and high-ceiling spaces are excluded from strata and saleable area. New launches therefore show a smaller but more efficient saleable area, and headline price psf figures look higher even when you are paying for genuinely liveable space. Before comparing any showflat, read our guide on judging unit efficiency after GFA harmonisation so you compare effective psf like for like.

Opportunities Versus Risks for Buyers

The opportunity side is clear. A deep pipeline of 61,000 units and 32,000 units available for sale over two years reduces the risk of overpaying in a supply squeeze. The Jurong EC site offers upgraders a grant-eligible, sub-private entry point in a growth district. Prime CCR plots give scarcity exposure for those who can afford it. And a diversified geographic spread means buyers in the West, the RCR and the CCR all have something to plan around.

The risks are equally real and should not be skipped. Record land rates at nearby sites like Tanjong Rhu Road signal that launch prices for new RCR and CCR projects could be firm to high. GLS launches are years away from completion, so buyers with immediate needs may be better served in the resale market. Financing rules also bite: your loan is capped by MAS loan-to-value limits and the TDSR and MSR framework, and second-property buyers face Additional Buyer's Stamp Duty. Our TDSR and LTV explainer and the affordability calculator will tell you what you can realistically stretch to before you fall in love with a showflat.

What HDB Upgraders Should Do Now

If you own an HDB flat and see one of these sites as your next home, timing is everything. The Jurong East EC will likely launch before it completes, so you may need to sell your flat and time the handover carefully to avoid ABSD or double financing. Start by confirming your HDB selling eligibility, then sequence the move using our post-MOP upgrade playbook. Upgraders eyeing a private launch rather than an EC should also read how to upgrade from HDB to condo without paying ABSD.

The GLS 2H2026 programme is a planning document as much as a supply announcement, and the smartest buyers read it that way. Whether you are an HDB upgrader eyeing the Jurong East EC, a prime-district buyer watching Orchard Boulevard, or an investor mapping the Jurong Lake District growth story, the right move depends on your timeline, your financing headroom and your risk appetite. If you would like an independent, numbers-first assessment of which of these sites fits your budget and goals, reach out to the team at PropertyNet.SG for a personalised, no-obligation consultation.