Singapore GLS Confirmed List 2026 — All New Launch Sites Analysed

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The Government Land Sales (GLS) programme is Singapore’s primary mechanism for releasing private residential land to developers. The Confirmed List contains sites that will be launched for sale regardless of market conditions, typically every 6 months (H1 and H2). Understanding the GLS Confirmed List for 2026 gives buyers advance intelligence on where new launch condos will emerge — often 3–5 years before TOP. This analysis covers all confirmed sites, their locations, expected project sizes, and investment thesis for each.

What Is the GLS Confirmed List?

The Government Land Sales (GLS) programme operates on a biannual cycle — H1 (January to June) and H2 (July to December). Each half-year, the Urban Redevelopment Authority (URA) and Housing & Development Board (HDB) release two separate lists: the Confirmed List and the Reserve List.

Sites on the Confirmed List are mandatorily tendered regardless of prevailing market conditions. The URA launches a public tender, developers submit sealed bids, and the highest qualifying bid wins the 99-year leasehold land parcel. The gap between tender award and actual buyer launch typically spans 12–18 months as developers go through architectural planning, Building and Construction Authority (BCA) approvals, and obtaining the developer’s sales licence.

By contrast, sites on the Reserve List are only triggered when a developer submits an application with a minimum bid price acceptable to the government. This demand-driven mechanism means Reserve List sites may not be launched at all in a given half-year if developer appetite is low.

Each GLS site is characterised by its gross floor area (GFA), plot ratio, and land area — from which analysts estimate the probable unit count. A typical suburban site of 1.5–2.5 hectares with a plot ratio of 2.8–3.5 typically yields 500 to 1,200 residential units, forming the backbone of Singapore’s new launch condo pipeline.

GLS H1 2026 Confirmed List — Site by Site Analysis

The H1 2026 Confirmed List reflects the government’s continued commitment to maintaining an adequate supply pipeline amid sustained buyer demand. Key sites include:

• Lentor Gardens / Lentor Hills Road (Parcel B): Continuing the Lentor Hills estate masterplan, this site is estimated to yield approximately 530–580 units. With the Lentor MRT station on the Thomson-East Coast Line now operational, price benchmarks are tracking $2,100–$2,400 psf. Expected developer launch: Q4 2026 or Q1 2027.
• Jurong Lake District (JLD) — Jurong Town Hall Road: Singapore’s second CBD ambitions make this parcel among the most closely watched GLS sites of the decade. Estimated 800–1,000 units. Integrated commercial-residential potential elevates land value significantly. Price psf expectations: $2,400–$2,800 psf for residential component. A defining site for long-term JLD transformation.
• Queenstown — Margaret Drive / Alexandra Road Corridor: The Queens/Alexandra corridor benefits from mature estate amenities, multiple MRT interchanges (Queenstown, Commonwealth, Redhill), and proximity to Singapore General Hospital and NUS. Expected yield: 400–650 units. Likely price range: $2,500–$3,100 psf given RCR positioning.
• Tampines Street 94 / Tampines Ave 11 Extension: Tampines remains one of Singapore’s most self-sufficient new towns with three MRT stations and the Tampines Regional Centre. This OCR parcel is expected to yield 700–900 units at $1,950–$2,300 psf. Strong HDB upgrader demand expected.
• One-North / Media Circle, Buona Vista: Adjacent to the one-north business park, Fusionopolis, and Biopolis clusters, this site targets tech and biomedical professionals. Approximately 500–700 units. Price benchmark: $2,400–$2,900 psf. Expected to attract strong rental demand from research institute and MNC employees.

Collectively, the H1 2026 Confirmed List adds approximately 3,000–4,500 units to the new launch pipeline — a measured release designed to prevent supply shortfalls without flooding the market.

What Drives GLS Site Values: Location Premium Analysis

Not all GLS parcels are created equal. Location premium analysis reveals four primary value drivers that determine where bid prices — and subsequent unit prices — land:

MRT Proximity Premium: Sites within 500 metres of an MRT station command a 15–25% premium over comparable sites without direct transit access. This premium is especially pronounced for Thomson-East Coast Line and Circle Line stations, where ridership growth continues to outpace projections. Buyers targeting capital appreciation should prioritise GLS sites where the MRT catchment is a key draw.

School Catchment Value: Proximity to popular primary schools — particularly those within 1 km for Phase 2C registration priority — adds measurable demand from family buyers. Sites near Henry Park Primary, Nan Hua Primary, Nanyang Primary, and Catholic High consistently see stronger absorption rates and secondary market liquidity.

Integrated Development Potential: GLS sites zoned for mixed-use or integrated development (combining retail, transport interchange, and residential in a single complex) command the highest land bids. Buyers of integrated developments benefit from convenience premiums that sustain rental yields even during market downturns.

Plot Ratio and Height Limits: A higher plot ratio means more units per land area, diluting per-unit land cost. Sites with plot ratios of 3.0–4.0 near the CBD allow developers to build taller towers, creating iconic addresses that market at premium psf. Height limits in the Central Area can allow 30–50-storey towers versus 20–25 storeys in suburban locations.

Developer Bidding Patterns in 2026: What Bid Prices Tell You

GLS bid prices are the most honest signal of developer confidence in any given micro-market. When a developer bids aggressively — say, 15–20% above the second-highest bid — it signals strong conviction in both site-specific demand and the broader market outlook.

2026 bid patterns continue to reflect a two-speed market. Sites in the Core Central Region (CCR) and Rest of Central Region (RCR) attract intense bidding from major developers (CapitaLand, CDL, GuocoLand, Kingsford, UOL) who compete for a limited supply of prime land. OCR sites in established estates like Tampines and Woodlands draw a different set of bidders — often including joint venture consortia — willing to accept lower margins in exchange for volume.

Land cost forms the fundamental floor for unit pricing. If a developer bids $1,200 psf ppr (per plot ratio) for a suburban site, construction costs of $400–$500 psf, plus marketing, financing, and profit margin add another $700–$900 psf — implying a minimum launch price of approximately $1,900–$2,200 psf. This land cost analysis explains why below-land-cost launches are structurally impossible, giving buyers confidence that new launch prices have a hard floor.

In 2026, continued land bids above $1,000 psf ppr for OCR sites and $1,500–$2,500 psf ppr for CCR/RCR sites confirm that developers expect the Singapore residential market to remain resilient through the remainder of the decade.

GLS Sites vs En-Bloc Launches: Key Differences for Buyers

Buyers evaluating the new launch market often encounter both GLS-sourced projects and en-bloc redevelopments. Understanding the distinction is crucial for assessing value and risk.

GLS Sites: Virgin land — no prior residential development exists on the parcel. Developers start from a clean slate. These sites are typically located in OCR and RCR growth corridors where the government has designated new residential zones. Design, layout, and amenity provision are entirely the developer’s choice, often resulting in contemporary masterplanned estates with full condominium facilities.

En-Bloc Redevelopments: An existing condominium or commercial building is collectively sold by existing owners to a developer who demolishes and rebuilds. En-bloc sites are often in prime districts (D9, D10, D11, D15) where GLS supply is scarce. They tend to command higher psf prices due to established addresses and proven liveability of the micro-location. However, the redevelopment timeline can be longer, and buyers may be purchasing in areas with higher density of older stock.

For long-term investment in growth corridors, GLS sites often offer better capital appreciation upside. For prestige address-seekers and those prioritising rental demand from expatriates, en-bloc redevelopments in prime districts remain compelling. The optimal strategy — as always — depends on your investment horizon and target tenant or buyer profile.

How to Use GLS Data to Time Your New Launch Purchase

The GLS process creates a predictable timeline that savvy buyers can use to their advantage. Here is the typical sequence from land award to buyer launch:

1. URA Tender Launched: The GLS site is publicly advertised with submission deadline (typically 8–12 weeks).
2. Tender Closed and Award Announced: URA announces the winning bid. Land cost per unit becomes calculable.
3. Developer Submits Plans: Architect engages with URA and BCA for planning approval. This takes 4–8 months.
4. BCA Structural Approval: Building plans approved, piling commences.
5. Developer’s Sales Licence (DSL): Issued by the Controller of Housing. Required before any unit can be marketed or sold.
6. VVIP Preview / Private Preview: Invited registrants (typically those who have pre-registered with agents) gain first access, often with price lists and booking forms before the official public launch.
7. Official Public Launch: Open to all buyers. Some projects are substantially sold before public launch day.

The window from land award to public launch is typically 12–18 months. Buyers who track GLS awards and register early with an appointed agent gain a genuine first-mover advantage — including the ability to select preferred stacks and units before price increases that often occur between preview and later phases. Monitoring GLS releases is therefore one of the most effective free tools available to new launch buyers in Singapore.

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