H1 2026 GLS at a glance

For the first half of 2026, the GLS programme will offer:

• 9 sites on the Confirmed List
• 1 site on the Reserve List – the new Jurong Lake District carve-out
• Potential supply of 4,575 private homes, including 635 executive condominium (EC) units
• Up to 22,500 sq m of commercial space, mainly from the Bayshore integrated development

Confirmed List sites will be launched according to a published schedule, while the Reserve List white site in Jurong Lake District can be triggered only if a developer submits a minimum price acceptable to the government.

Key Confirmed List sites

1. Bayshore Drive integrated mixed-use development

• Large 5.74-hectare site in the Bayshore precinct
• Planned as a landmark mixed-use project with an integrated bus interchange
• Estimated yield: about 1,280 homes plus up to 22,500 sq m of retail / commercial
• Expected to launch in March 2026

This will anchor the future Bayshore coastal town, with strong appeal to buyers who value MRT proximity, everyday conveniences and sea-view living.

2. Berlayar Drive – former Keppel Club site (Greater Southern Waterfront)

• Approx. 2.54-hectare parcel on the former Keppel Club grounds
• Part of the long-term Greater Southern Waterfront transformation
• Estimated yield: around 415 private homes
• Expected launch: May 2026

This plot is likely to attract strong developer interest given its city-fringe location and the lifestyle appeal of the Greater Southern Waterfront.

3. Newton (Peck Hay Road)

• Prime Core Central Region (CCR) site near Newton MRT
• Can be developed into about 315 homes
• Expected launch: April 2026

This parcel rides on renewed demand in the CCR, with recent GLS tenders in nearby Bukit Timah achieving strong land bids.

4. Bedok – New Upper Changi Road

• First new GLS private residential site in Bedok Central in around 15 years
• Estimated yield: about 1,040 units
• Located close to transport, amenities and a large HDB catchment

5. Executive Condominium (EC) sites – Canberra & Sembawang

• Two EC parcels in the northern region
• Combined yield: about 635 EC units
• Help to replenish a tight EC pipeline and moderate aggressive land bidding

6. Lorong Puntong (near Sin Ming)

• Smaller site suitable for a more boutique development
• Estimated yield: about 140 units

Jurong Lake District: Town Hall Link carve-out

A key talking point in this H1 2026 GLS programme is the Jurong Lake District (JLD) carve-out – a new white site at Town Hall Link added to the Reserve List.

Previously, the JLD master-developer site was offered as one single, very large parcel with substantial office components. The latest move splits the land into smaller plots, starting with Town Hall Link.

• The Town Hall Link site is a “white site” – allowing a mix of uses such as residential, office, retail or hotel, subject to detailed planning.
• It sits on the Reserve List, so it will be released only if a developer commits to a minimum acceptable price.
• By carving the land into smaller parcels, the Government reduces risk and makes JLD more accessible to a wider pool of developers.

For the market, this signals a more calibrated, step-by-step rollout of Jurong Lake District, which is planned to be Singapore’s largest business district outside the CBD.

What this means for different buyer groups

HDB upgraders and first-time buyers

• More future options in suburban locations like Bedok, Canberra, Sembawang and Lorong Puntong.
• EC sites provide a more affordable path into private housing for eligible buyers.

Investors and CCR buyers

• Prime opportunities in Newton and, on the Reserve List, potential sites like Morrison Lane and Kitchener Link in River Valley / Farrer Park.
• Future JLD white sites could offer mixed-use investment plays with both rental and capital growth stories.

Owner-occupiers seeking lifestyle precincts

• Bayshore: coastal living with integrated transport and retail; a new “mini-town” by the East Coast.
• Greater Southern Waterfront: Berlayar Drive offers city-fringe waterfront living with long-term transformation potential.

Likely impact on land bids and prices

With more sites offered, especially across different regions, developers have a wider menu of choices. This could:

• Spread out land-bidding interest, reducing the chance of extremely aggressive bids on any single site.
• Support a more stable launch pipeline for 2027–2030, which is positive for long-term market health.
• Anchor prices in key growth corridors such as Bayshore, Greater Southern Waterfront and Jurong Lake District.

That said, highly strategic sites – Bayshore, Berlayar and Newton – are still expected to draw keen competition, especially from larger developers and joint ventures with deeper war chests.

Key takeaways

• H1 2026 GLS introduces 10 new sites, with strong representation in East, North and city-fringe locations.
• Bayshore and Berlayar are headline plots, each shaping future waterfront townships.
• Jurong Lake District’s Town Hall Link carve-out marks a more measured, diversified rollout of JLD.
• Additional EC and mass-market sites create more options for genuine owner-occupiers.
• Investors should track how land bids evolve in these corridors, as they will influence future launch pricing.