03 June 2026, Singapore - The government has kept the upcoming private housing supply in the second half of 2026 (2H 2026) broadly stable to cater to the healthy demand for private homes. PropNex notes that there is a strong focus on the Rest of Central Region (RCR) land supply in 2H 2026 with four out of the nine Confirmed List sites located in the sub-market. Meanwhile, there is a calibration in the overall supply of executive condominium (EC) units in 2026, possibly taking into consideration the new EC measures announced last month.

Confirmed List (CL) for 2H 2026 GLS

The newly announced GLS slate will provide 4,745 private homes (incl. 735 EC units) under the Confirmed List (see Chart 1) - up by 3.7% from the 4,575 units offered in the 1H 2026 GLS programme. Notably, this is the highest half yearly CL residential supply since the 1H 2025 GLS slate which yielded 5,030 units. The 2H 2026 CL will offer eight residential sites (including an EC plot), and a White site in Town Hall Link in the Jurong Lake District (JLD). The Town Hall Link site, along with the plot in Marina Gardens Lane were moved from the 1H 2026 Reserve List to the 2H 2026 CL, while the remaining seven CL sites are all newly introduced to the land sales programme.

Chart 1: Residential units offered under the GLS programme (CL and RL, incl. EC)

Source: PropNex Research, MND

This takes the total private residential supply to 9,320 units (including 1,370 EC units) on the CL across the two GLS programmes in 2026. In 2025, there were a combined 9,755 units (including 1,970 EC units) offered on the CL of the two half-yearly land supply slates.

Seven sites on the CL in 2H 2026 are newly introduced to the GLS programme. These plots are located in Orchard Boulevard, East Coast Road, De Souza Avenue, Tanjong Rhu Close, Berlayar Close, Holland Plain, and Jurong East Avenue 1 (EC). Several of the CL sites are located in new housing precincts such as Greater Southern Waterfront, Holland Plain, and Marina South. Meanwhile, there is continued land activation close to stations on the Thomson-East Coast Line (TEL), as well as the future Cross Island Line (CRL) and Jurong Region Line (JRL) which could help to drive growth in emerging towns.

The EC land supply on the CL in 2H 2026 was slightly higher at 735 units compared with 635 units offered in the first half (see Table 1). Collectively, the total number of EC units offered under the two GLS CL in 2026 was 1,370 units from three plots - about 30% lower than the 1,970 EC units from five plots put up in the entire 2025.

Table 1: Recent EC Confirmed List Supply

Reserve List (RL)

On the Reserve List, the government has placed 13 sites which can be triggered for sale by developers should there be market demand for them. The Reserve List comprises eight residential plots, one commercial site, two white sites, and two hotel sites. They can collectively offer 4,455 residential units, 104,750 sq m gross floor area of commercial space, and 970 hotel rooms. Of the 13 Reserve List sites, three sites are new to the GLS programme - namely in Serangoon North View, Chuan Grove, and Plymouth Avenue/Dunearn Road.

Commenting on the GLS 2H 2026 slate, Mr Kelvin Fong, CEO of PropNex said,

"The steady supply of private housing sites sends a clear signal that the government is committed to keeping the residential property market well-balanced amid resilient demand for private homes, as indicated by the strong take-up rates achieved at many new launches recently. Developers sold 2,013 units of new private homes (ex. EC) and 1,168 new EC units in Q1 2026, building on the robust sales momentum in 2025.

We believe the ample GLS supply probably also sends a message that the government is confident that the underlying housing demand remains healthy enough to continue to support a steady flow of development sites. Our key observations of the 2H 2026 GLS Confirmed List slate are: 1) continued land activation along MRT lines and in emerging housing precincts; 2) many of the CL sites are near or adjacent to GLS plots sold in recent years; and 3) relatively measured EC supply.

In particular, we note that the CL plots in Orchard Boulevard, De Souza Avenue, Tanjong Rhu Close, Berlayar Close and Holland Plain are either located close to or adjacent to a GLS site that had been awarded in the last two years or so - some of the projects on these plots have not been launched for sale yet. We think this clustering of sites, if you would can serve a two-pronged purpose of building critical mass in emerging neighbourhoods and perhaps temper land bidding behaviour by reducing the scarcity premium that developers might otherwise attach to a site.

Meanwhile, we observe that the EC supply in 2H 2026 was relatively moderate, taking the full-year EC supply to 1,370 units on the Confirmed List - substantially lower than the EC supply of 1,970 units in 2025. The measured EC supply likely indicates a transitional phase, as the government assess how developers and prospective buyers might respond to the new EC measures introduced on 8 May 2026 before adjusting future EC land releases to ensure supply remains aligned with underlying demand.

In our view, there are several sites on the Confirmed List of the 2H 2026 GLS programme that stood out. They include:

Town Hall Link

The White site in JLD - the largest in the 2H 2026 CL slate - will be a mega mixed-use development offering up to 1,200 new homes, 40,000 sqm of office space, and 44,000 sqm gross floor area for complementary uses including as retail, hotel, and community uses. This plot enjoys strong connectivity being within walking distance to the existing Jurong East MRT interchange station (East-West and North-South Lines), and the area will be served by two additional train lines when the Cross Island Line and Jurong Region Line are completed. The continued development of the JLD will also bring more amenities to residents in the future. We expect new homes to be built on the site to be popular with buyers, seeing how nearby J'den sold 88% of its 368 units on launch day in November 2023.

Marina Gardens Lane

This residential plot in the RCR which can offer 390 units and commercial space on the first storey is situated across from Gardens by the Bay, and is within walking distance to the upcoming Marina South MRT station on the TEL. It is located next to the 937-unit One Marina Gardens which has sold about 68% of its units since the project was launched in April 2025, based on caveats lodged. Located in the new Marina South precinct, the site has a combination of attributes that are not easily replicated elsewhere, such as its proximity to the central business district, waterfront and greenery access, and potential for extensive future transformation.

Orchard Boulevard

There has been renewed interest in new homes in the Core Central Region. Orchard Boulevard in the prime District 10 remains a coveted address among homebuyers, as seen by the healthy take-up at the nearby UpperHouse at Orchard Boulevard, which has sold about 80% of its 301 units since the project hit the market in July 2025, as per URA Realis caveat data. The latest Orchard Boulevard site is about 600m from the heart of Orchard Road and it can yield an estimated 110 units, which is a manageable project size for developers. The limited supply of new homes in the locale, its proximity to the Orchard Boulevard MRT station (TEL), as well as growing preference for convenience and city living among certain segments of buyers could make this site attractive to developers.

Berlayar Close

We think the GLS site in Berlayar Close - which can yield 695 units - stands out for a number of reasons, although developers may be wary of the growing pipeline of housing supply in that area. Being in the Greater Southern Waterfront precinct, this plot offers buyers an opportunity to purchase a home in a neighbourhood that will undergo significant transformation over the long-term. The plot is in the city fringe and is near to the Telok Blangah MRT station on the Circle Line, as well as amenities such as the Vivocity mall, Mount Faber, and Sentosa. As the precinct develops, we expect more amenities and community spaces to be built to support the growing residential population in that area.

Jurong East Avenue 1

The sole EC site on the 2H 2026 GLS CL can potentially offer 735 new EC units. We expect this EC plot to appeal to both developers and buyers, as there have been no new EC projects in Jurong East since 1996, when Westmere was launched. The EC plot is within walking distance to the upcoming Toh Guan MRT station on the JRL, Yuhua Primary School, as well as the Yuhua Village Market and Food Centre. Its proximity to the JLD and commercial offerings in Jurong East could also make this future EC project attractive to buyers.

Taken together, we believe the 2H 2026 GLS progamme is responsive to market needs. As the GLS programme is a major source of land for developers, the steady land supply slate will give them the assurance that there are sufficient future land acquisition opportunities, and this could encourage more disciplined land bidding behaviour at tenders - which may eventually help to keep future home prices sustainable. It could also be reassuring to homebuyers, knowing that the private housing supply will continue to be stable and forthcoming. In addition, having an ample supply of GLS sites will help ease any potential concerns about a supply-demand mismatch in view of the strong new home sales since last year."

Annex 1A: Brief summary of Confirmed List sites 2H 2026

Confirmed List Site	Remarks
Marina Gardens Lane (RCR) - 390 units, 150 sq m commercial space	*Site shifted from Reserve List Attractive prime location near the upcoming Marina South MRT station on the TEL, with commercial podium on 1st storey of the project Units may enjoy scenic views of the Gardens By The Bay Close to the central business district and major tourist attractions like the Marina Bay Sands Last GLS site sold in the area was the adjacent Marina Gardens Lane site (where One Marina Gardens now sits), which was awarded in July 2023
Orchard Boulevard (CCR) - 110 units	*New site Elongated plot located near the Orchard Boulevard MRT on the TEL One MRT station from Orchard Road shopping belt Within 1-2km from several primary schools, including Anglo-Chinese School (Junior), Anglo-Chinese School (Primary), River Valley Primary School, Alexandra Primary School, and Singapore Chinese Girls' Primary School Last GLS site to be sold in the area was the Orchard Boulevard GLS site (UpperHouse at Orchard Boulevard), which was awarded in February 2024
East Coast Road (OCR) - 85 units	*New site Small low-rise plot situated in a largely private landed housing enclave About 10 minutes' walk from Siglap MRT station on the TEL Within 1-km from Ngee Ann Primary School, Opera Estate Primary School, and St. Stephen's School, as well as near Victoria School, St. Patrick's School and Victoria Junior College Around 15 minutes' walk to East Coast Park, and one MRT stop to the upcoming lifestyle commercial node at the Bayshore precinct Last GLS site to be sold in the vicinity was the site at Siglap Road (Seaside Residences), which was awarded in January 2016
De Souza Avenue (RCR) - 415 units	*New site Regular shaped site, situated about 15-20 minutes' walk to Beauty World MRT station on the DTL and the upcoming Beauty World Integrated Transport Hub One station from King Albert Park MRT station which is slated to be an interchange for the upcoming Cross-Island Line (CRL) Within 1-km from Bukit Timah Primary School, and within 1-2km from Keming Primary School, Lianhua Primary School, and Pei Hwa Presbyterian Primary School Last GLS site to be sold in the immediate vicinity was the site at De Souza Avenue (The Sen), which was awarded on August 2024
Tanjong Rhu Close (RCR) - 505 units	*New site Regular shaped plot situated in the Tanjong Rhu area, that can yield 505 housing units About 10 minutes' walk to the Katong Park MRT station on the TEL Most recent GLS site at Tanjong Rhu Road (adjacent plot) awarded in February 2026 Located near Dunman High School, Chung Cheng High School, and Broadrick Secondary School Close to the National Stadium, Kallang River basin and East Coast Park, potentially offering scenic views of Marina East and the sea
Berlayar Close (RCR) - 695 units	*New site The irregular plot is the third GLS site to be released in the Berlayar estate in the upcoming Greater Southern Waterfront - the first site in Telok Blangah Road was awarded in November 2025 while the second GLS site in Berlayar Drive is still open for tender The site is a short walk from Telok Blangah MRT station on the CCL, with connectivity of the site to improve when the loop on the CCL closes The site has frontage facing the Keppel Bay and Mount Faber, potentially offering scenic waterfront views for higher floor units Near Vivocity and Harbourfront MRT station, and a short drive from Resorts World Sentosa
Holland Plain (CCR) - 610 units	*New Site Third and largest site to be released via GLS in the Holland Plain precinct, with the most recent site sold being Holland Plain, which was awarded in May 2026. Residential plot can yield about 610 housing units Site is located in an exclusive private landed housing enclave, and near to the Brizay Park GCB Area. It is also within 1-km to the Methodist Girls' School However, the site could be seen as less accessible as it is some way from the MRT stations. Presently, the two closest MRT stations - King Albert Park and Sixth Avenue - are more than 1-km from the site
Jurong East Avenue 1 EC (EC) - 735 units	*New Site Situated in a predominantly public housing area in the Jurong East planning area New EC project can yield 735 EC units, and will be subject to the new EC measures introduced on 8 May 2026 This site is the first GLS EC site to be released in the Jurong East area since the Westmere EC project was launched for sale in 1996 With the abundance of HDB projects in the area and lack of new EC launches over the past three decades, the upcoming EC project on the site may likely see robust demand from both first-timers and HDB upgraders. Within 5 minutes' walk to the upcoming Toh Guan MRT station on the Jurong Region Line Near to Jurong East transport hub and Jurong Gateway commercial hub, as well as Jurong Lake District (JLD)
Town Hall Link (OCR) - 1,200 units, 83,200 sq m commercial space	*Site shifted from Reserve List The 3.1-ha site was carved out from the original 6.5-ha Jurong Lake District master developer site launched under the 1H2023 GLS Programme. The earlier tender closed in 2024 without an award after the sole bid was deemed too low The white site has a total potential yield of about 186,000 sqm, comprising a minimum of 40,000 sqm of office space, up to 1,200 private residential units and 44,000 sqm GFA of space for complementary uses (e.g. retail, hotel, serviced apartments, community uses) The site is part of the government's commitment to developing JLD as Singapore's largest mixed-use business district outside the city centre. Located adjacent to the Jurong East transport hub, the site will benefit from connectivity to multiple MRT lines, including the existing East-West and North-South Lines, as well as the future Jurong Region Line (JRL) and Cross Island Line (CRL). The development will also incorporate a District Cooling Plant and District Pneumatic Waste Conveyance System Central Station.

Source: PropNex Research, URA Space

Annex 1B: Brief summary of New Reserve List sites 2H 2026

Reserve List Site	Remarks
Serangoon North View (OCR) - 235 units	*New Site Regular shaped residential plot located in Serangoon planning area; north of Serangoon Gardens landed estate Will be about 8-10 minutes' walk to the future Serangoon North MRT station on the Cross-Island Line when completed This residential plot can yield 235 homes Several popular schools in the vicinity, including Rosyth School, International French School, Xinmin Primary School, Zhong Hua Primary School and CHIJ Our Lady of Good Counsel. We believe the possibility of this site being triggered is fairly low due to the site being slightly further from transport infrastructure and commercial amenities
Chuan Grove (OCR) - 935 units	*New Site Third and largest GLS site in Chuan Grove to be introduced, since the last two Chuan Grove sites were sold in July and September 2025 3.18-ha odd shaped plot can potentially yield 935 housing units Within walking distance to the Lorong Chuan MRT station on the CCL Could appeal to families given the numerous schools nearby, including St. Gabriel's Primary School, Yangzheng Primary School, Zhonghua Secondary School, Nanyang Junior College, and the Australian International School We believe the possibility of this site being triggered is relatively low considering the large development size and competing supply nearby
Plymouth Avenue/Dunearn Road (CCR) - 250 units, 2,500 sq m commercial space	*New Site Regular shaped plot located across from the Stevens MRT interchange station on the Thomson-East-Coast Line and Down Town Line. Situated on the former Raffles Town Club site The residential plot can yield 250 housing units with 2,500 sqm of commercial space. We believe the possibility of this site being triggered will depend on developers' appetite for prime housing and prevailing market conditions, and demand for city homes.

Source: PropNex Research, URA Space