Singapore GLS 2026 — Complete Government Land Sales Guide for Property Buyers

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The Singapore government released its Government Land Sales (GLS) Programme for the first half of 2026, putting a total of 9,185 private residential units into the pipeline across the Confirmed and Reserve Lists. For property buyers, HDB upgraders, and investors, understanding what this means is critical — because the sites tendered today become the new launch condos you will be buying or competing for in 2028 to 2030.

This complete guide breaks down every site on the 1H 2026 GLS Programme, analyses the most attractive locations, and explains how to get VVIP preview access to the future new launches that emerge from this round of government land tenders.

What Is the GLS Programme? Confirmed vs Reserve List Explained

The Government Land Sales Programme is Singapore’s primary mechanism for releasing state land to private developers. The Urban Redevelopment Authority (URA) and the Housing and Development Board (HDB) jointly manage the programme, which is announced twice a year — once for the first half and once for the second half of each calendar year.

The programme operates on two distinct lists:

• Confirmed List: Sites that will be launched for tender regardless of market demand. Developers bid competitively, and the government awards the land to the highest qualifying bidder. These sites provide certainty of supply to the market.
• Reserve List: Sites that are only triggered for tender when a developer submits an application with a minimum price that the government finds acceptable. These sites remain dormant unless private demand warrants their release, acting as a buffer against oversupply.

Once a developer wins a GLS tender, they typically have up to five years to complete the development, though most projects are launched for sale within 12 to 30 months of land award. This means sites tendered in 2026 are likely to enter the market as new launch condos between 2027 and 2029.

For buyers researching new launch condos in Singapore, the GLS Programme is the most reliable forward indicator of what projects will be coming to market, where, and in what volume.

1H 2026 Confirmed List — All 9 Sites Analysed

The 1H 2026 Confirmed List comprises 9 sites yielding approximately 4,575 units (including 635 Executive Condominium units) plus 22,500 sqm of commercial space. This represents a 3.2% reduction from the 4,725 units on the 2H 2025 Confirmed List, signalling that the government is moderating supply in response to stabilising market conditions.

Standout Confirmed List Sites

Holland Plain (D10, CCR): One of the most anticipated sites in this round. With a low GPR of 1.8 and only approximately 280 units, this is a genuinely boutique project in one of Singapore’s most prestigious lifestyle addresses. Holland Village MRT connectivity, proximity to top schools, and a strong expatriate community make this site highly coveted. Land costs will be steep, and expect PSF at launch to reflect a CCR premium.

New Upper Changi Road (~1,040 units, OCR): The largest site on the Confirmed List by unit count. Located near Bedok in District 16, this will be a mass-market mega development attractive to HDB upgraders in the East. With strong MRT connectivity in the east corridor and abundant amenities, this project will be a volume driver and should attract significant buyer interest from the heartland.

River Valley Green Parcel C (~470 units, CCR): The third parcel from the River Valley Green series, continuing the transformation of the former Great World City precinct. CCR location with prime River Valley Road addresses commands premium pricing. Parcel A and B precedents suggest strong developer competition and launch prices in the $3,000+ PSF range.

Berlayar Drive (~415 units, Greater Southern Waterfront): Part of Singapore’s long-term Greater Southern Waterfront vision, which is expected to eventually rival Marina Bay in scale and ambition. Early buyers in this precinct stand to benefit from long-term capital appreciation as the transformation of the southern coastline unfolds over the next decade.

Reserve List 2026 — Hidden Gems Developers Could Trigger

The 1H 2026 Reserve List contains approximately 4,610 units across multiple sites. These sites will only be tendered if a developer submits an application with a minimum price deemed acceptable by the government. Understanding the Reserve List is crucial for investors who want to anticipate where future supply could emerge.

Key Reserve List sites to watch:

• Town Hall Link (Jurong Lake District — White Site): Potentially the most transformative site on the entire list. Located in the Jurong Lake District (JLD), which the government is developing as Singapore’s second CBD, this white site could accommodate approximately 1,200 units alongside commercial and hotel uses. JLD connectivity via the upcoming Jurong Region Line and Cross Island Line makes this a long-term strategic bet for investors. If triggered, this could become one of the landmark new launches of the late 2020s.
• Marina Gardens Lane / Marina Gardens Crescent: Premium Marina Bay waterfront locations that command among the highest land prices in Singapore. Any future development here will be ultra-luxury and internationally marketed. These sites are likely to be triggered by developers with the appetite for flagship prestige projects.
• Kitchener Link: Available from June 2026. Located in a city-fringe area with good connectivity, this site offers a more accessible entry point compared to the CCR sites and is worth monitoring for those tracking RCR supply.

For buyers researching the Singapore GLS tender 2026 in full detail, the Reserve List sites represent optionality — they may or may not materialise, but understanding them helps you plan around possible future supply that could affect pricing in specific submarkets.

Which GLS Sites Will Become the Hottest New Launches?

Looking at the pipeline holistically, the overall private residential pipeline stands at 58,000+ units — a substantial buffer that gives the government confidence in moderating new Confirmed List supply. But pipeline numbers mask important submarket dynamics. Here is where we see the strongest buyer interest converging:

Holland Plain — Premium CCR Boutique Appeal

With only ~280 units, Holland Plain is structurally supply-constrained. Holland Village has not seen a significant new launch in years, and demand from the expatriate community, high-net-worth locals, and CCR investors remains consistently strong. Expect intense competition at launch and rapid take-up for the first tranche of units released. Buyers interested in this project should register for VVIP access well in advance of the tender award.

New Upper Changi Road — OCR Volume Play

At ~1,040 units, this is the GLS site most likely to dominate headlines when it launches in terms of sheer sales numbers. East Singapore buyers — particularly HDB upgraders from Bedok, Tampines, and Pasir Ris — will find the location compelling. Proximity to Bedok MRT interchange, Bedok Mall, and Changi Business Park employment adds to the appeal. Expect pricing in the $1,700–$2,100 PSF range, consistent with recent OCR launches. If you’re an HDB upgrader planning ahead, this site deserves early research.

Berlayar Drive — Greater Southern Waterfront Visionary Play

For investors with a long time horizon, Berlayar Drive represents the opportunity to participate in the earliest stages of Singapore’s most ambitious urban transformation project since Marina Bay. The Greater Southern Waterfront will eventually redefine the south coast of Singapore over a 30-year horizon. Buying into this precinct early — when the vision is still forming and prices have not fully priced in the transformation — is the classic Singapore property investor play.

Peck Hay Road — CCR Boutique Near Newton/Novena

At 0.55 ha with a high GPR of 4.9, Peck Hay Road will yield a relatively compact but high-density boutique project. The Newton/Novena corridor is one of Singapore’s most perennially sought-after CCR addresses, with strong rental demand from the medical cluster around Novena and outstanding school proximity. If you’re considering ABSD Singapore 2026 planning for an investment purchase, this site’s rental yield credentials are worth evaluating.

How to Get VVIP Preview Access to GLS-Sourced New Launches

Once a GLS site is awarded, the developer typically takes 12 to 24 months to design the project, obtain planning approvals, and prepare for launch. The sales process for new launch condos in Singapore follows a structured sequence:

1. Developer Preview / Soft Launch: Before the official public launch, developers invite a select group of buyers — typically referred by appointed agents — for a private preview. VVIP preview attendees get first access to the unit selection, developer direct pricing, and exclusive floor plan releases.
2. Agent Registration: To access VVIP previews, buyers register their interest with an appointed ERA consultant who coordinates with the developer’s sales team. There is no additional cost to buyers — agents are compensated entirely by the developer.
3. Balloting: For popular projects, priority balloting is conducted among registered VVIP buyers before general public launch, giving registered buyers the best chance at securing preferred units on preferred floors.

The key to getting VVIP access is registering your interest early — ideally before the tender is even awarded. Consultants tracking the GLS pipeline maintain advance interest lists, and those registered earliest get first notification and appointment slots.

Explore all upcoming new launch condos in Singapore currently in the pipeline and register your interest with Alvin Tan for VVIP preview coordination across all GLS-sourced projects in 1H 2026 and beyond.