AD
As Singapore’s property market evolves, the Government Land Sales (GLS) programme for the first half of 2026 will see a slightly slower pace, with ten sites announced for potential development. This includes seven confirmed plots and three on the reserve list, collectively expected to yield around 4,575 new homes, including 635 executive condominiums (ECs).
For homebuyers, these upcoming sites offer a mix of central and suburban locations, varying in scale, plot ratios, and lifestyle appeal. While supply is moving at a more measured pace, understanding the unique features of each plot can help buyers plan strategically for investment or homeownership.
Confirmed Sites
Holland Plain (Feb 2026) – A 1.57-hectare plot in a low-density neighbourhood surrounded by landed homes and greenery. With a Gross Plot Ratio (GPR) of 1.8, it could yield about 280 homes. Its proximity to the Rail Corridor appeals to outdoor enthusiasts, although amenities are limited and accessibility is mainly by car.
Bayshore Drive (Mar 2026) – The largest site in H1 2026 at 5.7 hectares, with a GPR of 3.5. Expected to provide around 1,280 homes and 242,000 sq ft of commercial space, it is connected to the upcoming Bedok South MRT (TEL) and offers sea views. While amenities are still developing, the site promises long-term growth and convenience for future residents.
River Valley Green Parcel C (Apr 2026) – At 1.15 hectares and GPR 3.0, this plot could yield 470 units. Its location near Great World MRT and shopping hubs provides strong central appeal, particularly for families seeking proximity to schools and lifestyle amenities.
Peck Hay Road (Apr 2026) – A 0.55-hectare plot in the Core Central Region with a high GPR of 4.9, yielding roughly 315 units. Its central location near Newton MRT makes it ideal for singles, couples, and investors seeking city-centre living.
Berlayar Drive (May 2026) – Covering 2.54 hectares with a GPR of 1.4, this site could provide 415 homes. Situated near Reflections at Keppel Bay and Sentosa, it is more car-oriented but offers waterfront views and easy access to lifestyle hubs.
New Upper Changi Road (May 2026) – A 3.16-hectare site with GPR 2.8 expected to yield 1,040 units. Located in the heart of Bedok, it provides excellent connectivity and amenities for families, though green spaces are limited.
Lorong Puntong (Jun 2026) – The smallest confirmed plot at 0.43 hectares, with GPR 2.8, offering around 140 homes. Near Bright Hill MRT and outdoor areas like MacRitchie Reservoir, it appeals to boutique development buyers and those seeking future growth potential.
Reserve List Sites
Morrison Lane (Feb 2026) – A 0.66-hectare site with GPR 2.8, expected to yield 200 units and 700 sq m of commercial space. Its proximity to Fort Canning MRT and Robertson Walk makes it appealing for singles, couples, and expatriates seeking city convenience.
Town Hall Link White Site (Mar 2026) – A major 3.72-hectare site in Jurong Lake District, capable of yielding 1,200 homes and 84,000 sq m of commercial space. Positioned as a future integrated development with MRT access, malls, and parks, it represents a strategic investment opportunity for developers and early buyers.
Kitchener Link (Jun 2026) – At 0.39 hectares with GPR 3.0, this small boutique site could yield 135 units. Located near Little India, City Square Mall, and two MRT lines, it caters primarily to urban professionals and investors rather than families.
These upcoming GLS sites highlight a diverse range of opportunities for H1 2026, from central city living to suburban developments with future growth potential. For homebuyers and investors, understanding site size, accessibility, amenities, and future plans is crucial in identifying which developments align best with lifestyle needs or investment strategies.
How to Calculate Your Home Loan Affordability in Singapore: A Practical Step-by-Step Guide (2026)
Buying a home in Singapore is an exciting milestone, but it can quickly become a financial strain if affordability is not calculated properly. Many people assume that once a bank or HDB approves their loan, they are safe. The truth is, approval doesn’t necessarily mean you should take on the full loan amount.
The 2026 Guide to Affordable Housing in Malaysia: What You Need to Know
Even as Malaysia moves deeper into 2026, affordable housing remains one of the country’s most pressing challenges. For many young professionals, newly married couples, and middle-income families, the dream of owning a home feels increasingly out of reach. Despite some signs of price stabilisation, the gap between income levels and property prices—particularly in urban centres—continues to grow.In response, the Malaysian government has stepped up its efforts under the MADANI Economy framework and
Which HDB towns are getting close to condo prices in 2026?
In 2026, Singapore’s resale flat market is breaking new records — and for some buyers, the difference between an HDB flat and a condo has never felt smaller. Four-room, five-room, and even Executive units are now regularly transacting above the million-dollar mark, with certain mature estates seeing prices that rival private housing.Last year alone, nearly 40% of flats in Bukit Timah, over a quarter in the Central Area, and one in five in Bishan sold for more than $1 million. These figures are e
Why More Young Families Are Choosing Pasir Ris in 2026 — And It's Not Just the New EC
A decade ago, if someone mentioned Pasir Ris, your mind probably jumped to the beach, the giant playground, or the fact that it’s literally the last stop on the East-West MRT Line. Fast forward to 2026, and things have changed — a lot.
How the New Prime Location Public Housing (PLH) Model Will Impact You as a Buyer or Seller
In October 2021, the Ministry of National Development (MND) and the Housing & Development Board (HDB) introduced the Prime Location Public Housing (PLH) model after extensive consultations with the public and industry experts. This new approach aims to keep public housing in Singapore’s most sought-after areas affordable and accessible for Singaporeans.What’s Different About the PLH Model?The PLH model changes several key rules to better manage demand and maintain affordability in prime location
The Hidden Costs of Buying a Home in Singapore (And How to Plan for Them in 2026)
When shopping for a new home, most buyers focus almost entirely on the property’s price tag. But in Singapore, the actual cost of homeownership goes far beyond the purchase price. From stamp duties to renovation works, legal fees to maintenance charges, these additional costs can add tens or even hundreds of thousands of dollars to your overall budget.Failing to account for these expenses often leads to unpleasant surprises. To help you plan better, here’s a comprehensive breakdown of the hidden
Freehold Landed Homes from $4.85M: Where To Find
Welcome back to our exploration of Singapore’s east side. Today, we're diving into Carpmael Road, a location specifically requested by our reader, Jordan. It’s just a stone’s throw from Onan Road — another area we recently covered — but Carpmael has a distinct character that warrants its own dedicated tour.
Tampines and Toa Payoh BTO Flats Top Choices Among First-Time Buyers in July 2026 HDB Launch
Three-room and larger flats in Tampines and Toa Payoh emerged as the most sought-after units during the July 2026 HDB Built-To-Order (BTO) sales exercise, which closed on July 30. According to HDB’s portal at 5pm on the final day, more than 22,000 applications were received, marking a significant increase from the 13,200 applications in the February launch.The surge in demand was highlighted by National Development Minister Chee Hong Tat in a Facebook post on Thursday, where he noted the sharp r
HDB Support for Young Couples Buying Their First Home in 2026—What You Need to Know
Buying a first home as a couple is a huge milestone. It’s about creating your shared future, setting up your own space, and laying the foundation for family life. But in Singapore, it often feels like a daunting financial challenge. Between wedding costs, early-career salaries, and renovation expenses, many young couples wonder if homeownership is even possible when they’re just starting out.
Do Primary Schools Really Drive Condo Prices in Singapore? These 6 Projects Say Not Always
When purchasing property in Singapore, many buyers and investors often prioritise proximity to primary schools. Even if they have no children or are not planning to enrol them yet, the prevailing belief is that condos near reputable schools enjoy better resale and rental prospects. But is this always true? Must a project without a nearby primary school struggle to perform? And if you personally don’t need schools nearby, is it safe to disregard this criterion?Interestingly, some condos have main
Why Singapore’s Newly Completed Condos Are Quietly Making Owners Hundreds of Thousands in Profit
It’s been said that the past five years have changed Singapore’s property market more dramatically than the two decades before. And perhaps that’s true — Covid-19, supply bottlenecks, and shifting buyer priorities have turned old “rules” upside down.For example, small units once thought to be investor-only are now occupied by young professionals, while prime central homes — once the domain of wealthy foreigners — are being snapped up by local families seeking prestige and convenience. Amid all t
Why I Swapped My 40-Year-Old Jurong Flat for a Newer Bukit Panjang HDB: A Homeowner’s Journey
For many HDB owners, the decision to sell a long-held flat is never simple. Lease decay, mortgage planning, and future legacy considerations can make the process daunting. This case study explores how one homeowner, a 47-year-old finance professional living with her son, successfully transitioned from her 40-year-old Jurong East flat to a newer Bukit Panjang 5-room HDB, balancing current needs and long-term planning.Assessing the Need for a MoveBy late 2024, the homeowner fully owned her 5-room
