To meet strong housing demand and maintain market stability, the Singapore government has sustained its private residential supply through the Government Land Sales (GLS) Programme for 1H2025. A total of 8,505 housing units will be made available across both the Confirmed List and Reserve List sites, ensuring a steady pipeline of land supply for developers.

Confirmed List: 10 Prime Sites with 5,030 Units

The Confirmed List features 10 plots in total, including nine residential sites—three of which are designated for Executive Condominiums (ECs)—and one mixed-use plot that combines residential and commercial components. These sites are estimated to yield about 5,030 residential units, including 980 EC units.

This upcoming supply closely matches the 5,050 units offered in the Confirmed List of 2H2024, but represents nearly a 60% increase compared to the average supply between 2021 and 2023, reflecting the government’s commitment to stabilizing the private housing market.

Reserve List: More Variety and Capacity

The Reserve List comprises four private residential plots, one commercial site, three White sites, and one hotel site. Collectively, these could yield another 3,475 private homes and approximately 199,900 square metres (2.15 million sq ft) of commercial gross floor area (GFA). The 1H2025 Reserve List offers more potential homes than the 3,090 units seen in the 2H2024 list.

Overall, combining both lists gives an estimated 8,505 private residential units available in 1H2025, nearly identical to the 8,140 units released in 2H2024. This consistency ensures a steady pipeline that aligns with long-term market demand.

Steady Growth in Housing Supply

Since 2021, the government has progressively increased private housing supply through the GLS programme. The number of unsold units available for sale has grown from around 16,100 units at end-2021 to about 21,000 units by end-2024. This increase has contributed to greater market balance and moderated price growth.

According to URA data, the private residential price index rose 6.8% in 2023, down from 10.6% in 2021 and 8.6% in 2022. Price growth continued to ease through 2024, with cumulative increases of about 1.6% over the first three quarters of the year.

Government Increases EC Supply to Meet Demand

Given the strong competition among developers for EC sites and rising land costs, the government has boosted the EC land supply in 1H2025. The Confirmed List includes three EC plots with potential for 980 new units—a notable shift from the trend since 2019, where only one EC site was offered per half-yearly programme.

The last time three EC plots were offered in a single GLS exercise was in 2H2014, when projects in Sembawang, Anchorvale, and Woodlands were launched. PropNex CEO Ismail Gafoor noted that the increased EC supply could help reduce bidding pressure among developers and moderate EC land costs, ultimately keeping EC prices more affordable for homebuyers.

New Sites in Key Growth Areas

Seven new plots will debut in the 1H2025 GLS programme, strategically located near transport nodes and growth precincts. Highlights include:

• Lakeside Drive near Jurong Lake Gardens, within the Jurong Lake District
• Dunearn Road site in Bukit Timah Turf City’s new residential precinct
• Telok Blangah Road site on the former Keppel Golf Course grounds
• Dorsett Road plot off Rangoon Road, yielding approximately 430 units
• Hougang Central mixed-use site with 835 residential units and over 400,000 sq ft of commercial space, likely integrated with the Hougang MRT Station on the Northeast Line

These sites, positioned near MRT stations and major upcoming developments, are expected to draw strong interest from both buyers and developers.

Flexible Land Use Encourages Developer Participation

Among the new offerings is the Upper Thomson Road (Parcel A) residential plot, which previously saw no bids when tendered in June 2024. This time, the Urban Redevelopment Authority (URA) has introduced greater flexibility, allowing developers to decide whether to include serviced apartment components subject to agency approval.

Unprecedented GLS Tender Year in 2024

2024 marked a rare year in GLS history when three plots—Marina Gardens Crescent, the Jurong Lake District master developer site, and Media Circle plots—were not awarded after tenders closed. The URA decided not to award the sites due to low bids, and they have since been moved to the 1H2025 Reserve List for potential future sale.

Developers Eye MRT-Linked and City-Fringe Sites

Analysts highlight that most of the GLS plots are conveniently located near MRT stations, enhancing appeal for homebuyers. According to PropNex’s Gafoor, the most sought-after sites are likely to include:

• The mixed-use plot at Hougang Central with 835 units connected to Hougang MRT
• The Telok Blangah Road site accommodating approximately 740 units
• The Dunearn Road plot at Bukit Timah Turf City with about 370 units
• The Lakeside Drive site offering 575 units near Lakeside MRT, Jurong Lake Gardens, and the Jurong East commercial hub

These well-connected sites reinforce the government’s commitment to shaping sustainable, transit-oriented communities across Singapore’s major growth regions.