Singapore's H2 2026 Land Sale Adds 4,745 Homes — Here Are The 6 Sites Worth Your Attention

The government has confirmed 4,745 new private homes for the second half of 2026. These are the nine sites it will sell to developers between July and December, no matter how the market moves.

Add the first half of the year, and 2026's confirmed supply reaches 9,320 homes, more than 50% above the average of the past decade. The total private housing pipeline, including executive condominiums, now sits near 61,000 units, with about 32,000 of them unsold and available over the next two years.

For a buyer, a land-sales list is one of the most useful previews in the market. It tells you, three to five years early, which neighbourhoods are about to get new launches, and where the competition for your money is heading. What matters more is which of these sites sits in the area you actually want to buy in.

The H2 2026 GLS Confirmed List at a glance

Nine sites make up the Confirmed List: seven private residential plots, one executive condominium plot, and one mixed-use white site. The Urban Redevelopment Authority will release them for tender on a fixed schedule between July and December, with the Jurong Lake District white site going first.

Source: URA 2H2026 Government Land Sales Programme, Confirmed List.

The spread matters as much as the total. It runs from a 1,200-home mixed-use development in the west to an 85-unit pocket on the East Coast, not a list of identical suburban condos.

Source: URA, 2H2026 GLS Programme.

Behind the Confirmed List sits a Reserve List of 13 more sites, holding another 4,455 homes plus commercial and hotel space. These only come to market if a developer commits to a price the government accepts, so treat them as optional supply rather than a promise.

Source: URA 2H2026 GLS Programme, Reserve List.

The pattern in both lists is steady, deliberate supply. The government described it as keeping the market "well-balanced," and it has now run two large Confirmed Lists back to back. The first-half slate added 4,575 homes; this one adds slightly more. For a buyer, that consistency is the signal: the pipeline is not drying up, and it is not flooding either.

Which sites have the land to build a real home?

Before the individual sites, here is the first filter we run for clients and readers: land size. It is the simplest predictor of whether a new launch will feel like somewhere you want to live.

The reason is physical. A bigger plot gives the developer room for proper layouts and a real facilities deck (pool, courts, landscaping, space between the blocks) without cramming. On a small plot, something gives: the units shrink, the facilities thin out, or the towers sit close enough to see into the next kitchen. That communal breathing room is the feel-good factor we keep coming back to, and land is what pays for it.

Our working line is around 7,000 sqm. Six of the nine Confirmed List sites clear it; three do not.

The three below the line are Marina Gardens Lane (6,000 sqm), East Coast Road (5,500 sqm) and Orchard Boulevard (3,400 sqm), the ones we would be cautious recommending unless the layouts and the price come out exceptionally good. There is a split even among them. Marina Gardens Lane packs 390 homes onto its 6,000 sqm, the tightest density on the list, so it is the most likely to feel hemmed in. East Coast Road and Orchard Boulevard hold very few units, so the homes can be generous, but the small land leaves little room for a real facilities deck. At Orchard Boulevard, that is by design, since in prime District 10 you are buying the address, not the pool deck.

Is the Jurong Lake District white site worth waiting for?

The marquee site is Town Hall Link, a 3.72-hectare white site in the heart of Jurong Lake District. It is built to hold up to 1,200 homes layered over at least 40,000 sqm of offices and 44,000 sqm of retail, hotel and community space — roughly 186,000 sqm of floor area in one integrated development. The tender opens in July 2026, ahead of every other site on the list.

Location is the whole argument here. The plot is within walking distance of Jurong East interchange, served today by the North-South and East-West lines. The Jurong Region Line starts opening in stages from 2028, and the Cross Island Line reaches the district by 2032. That makes four MRT lines feeding one address, a level of connectivity rare outside the city centre. This is the government's long-running plan to build a second city centre in the west, and Town Hall Link is meant to be its centrepiece.

The nearby J'den sold strongly at its 2023 launch, which tells you demand for well-located Jurong homes is real. We covered the Lakeside Drive plot in the same district earlier.

If you are looking in the west, the honest framing is this: a long-horizon bet on Jurong becoming the western CBD. You would be buying homes above offices and shops, in a district still filling in through the early 2030s. If you believe in that and can hold for it, this is the flagship address. If you need a finished neighbourhood on day one, the build-out is not there yet. And these are future launch prices — not today's resale, and not directly comparable to it.

Is the Jurong East EC the value pick on this list?

For eligible buyers, the most interesting site is not the white site. It is the executive condominium plot at Jurong East Avenue 1, with 735 units, tendered in December 2026. It is the largest purely residential site on the list, and the only one with a three-decade supply gap behind it.

There has been no new EC in Jurong East since 1996, when Westmere was built. As 99.co reported on the site, that makes this the first chance in roughly three decades for upgraders to buy a new EC in one of the island's major regional centres. The plot sits near the future Toh Guan MRT on the Jurong Region Line, with Yuhua Primary School and Yuhua Village Market and Food Centre close by.

The reason this site rewards attention comes down to how EC land is priced. EC sites consistently clear below comparable private plots, because the developer's exit is capped on every side.

This is where the site gets interesting. If the December bid comes in soft, which EC land often does, Jurong East Avenue 1 becomes the cheapest eligible entry into the same Jurong Lake District growth the white site is priced for. One buyer pays integrated-development prices for the transformation; another, who qualifies, buys into the same district at a capped EC price a short ride away. It is the only EC site this half, following a much heavier run of EC land in 2025: a 30-year drought meeting a deliberately measured pipeline.

But the case is more open than a simple value call, for one big reason: the lock-in. New EC sites now carry a 10-year minimum occupation period, double the old five, with the deferred payment scheme gone and 90% of units reserved for first-timers. Ten years is a long time to commit, and it genuinely cools demand, which is the point of the rule. So this site is not an automatic win. It comes down to two unknowns: how aggressively developers bid in December, and how much real EC demand Jurong can muster under the longer lock-in.

There is a useful tell before then. Canberra Drive, tendered in May, and Sembawang Drive in June are the first two EC sites under the new regime, so by the time Jurong East goes to tender in December, their bids will already have shown whether developers are bullish on ECs at a 10-year MOP. Watch those two and you will read this one early. Our Miltonia Close EC analysis walks through how EC land tends to translate into a launch price.

The city-fringe cluster: Tanjong Rhu, Marina South, Berlayar Close

The clearest theme in this list is city-fringe supply. Three sites sit in the Rest of Central Region, close to town but without Core Central Region prices, and each is in a district still being built out.

Tanjong Rhu Close (505 homes, November 2026) sits in the Kallang Basin, with two Thomson-East Coast Line stations, Tanjong Rhu and Katong Park, within reach. It is a waterfront pocket that has drawn developer interest before; the neighbouring Tanjong Rhu Road site was awarded at $1,455 psf ppr in February 2026, so this plot adds to a stretch the market already knows.

Marina Gardens Lane (390 homes, August 2026) is in Marina South, the new waterfront residential district taking shape beside Gardens by the Bay, on the Thomson-East Coast Line. It carries a small commercial component and offers something rare: a home address inside the city centre, next to green space. Two cautions: Marina South is an early-stage district, so the shops, schools and neighbourhood feel arrive over years; and at 390 homes on 6,000 sqm, it is the tightest plot on the list, so look hard at the facilities and the spacing before you commit.

Berlayar Close (695 homes, December 2026) is the largest of the three, in the Greater Southern Waterfront near Telok Blangah MRT and one stop from HarbourFront. Telok Blangah Road itself was awarded at $1,326 psf ppr last November, the nearest land benchmark for Berlayar Close. This is the Greater Southern Waterfront in one site: a multi-decade redevelopment of the southern coast that should lift the area, on a timeline measured in decades rather than years.

If you are shopping the city fringe, these suit a hold-and-grow buyer who is comfortable moving into a neighbourhood that is still becoming itself. They are less suited to someone who wants a settled, fully-amenitised address from the first day.

Low-density and boutique: De Souza, Holland Plain, Orchard Boulevard, East Coast Road

Four quieter sites close the list, and the land-size filter sorts them cleanly.

De Souza Avenue (415 homes, 22,200 sqm) and Holland Plain (610 homes, 34,200 sqm) are the ones we would look at first. Both have generous land and low plot ratios, which points to lower-rise developments with room to breathe: De Souza in the Upper Bukit Timah and Beauty World landed belt, Holland Plain off Old Holland Road near King Albert Park, where an earlier parcel just sold to Sim Lian at $1,491 psf ppr. This is the feel-good factor done through space rather than height: established surroundings, low density, no compromise on facilities or spacing. They suit buyers who want a settled, green setting over a transformation bet.

Orchard Boulevard (110 homes) and East Coast Road (85 homes) are the boutique sites flagged earlier: small plots where the facilities deck is traded for something else. At Orchard Boulevard it is a prime District 10 address; at East Coast Road, a low-rise pocket in the established Siglap stretch. Both can work for the right buyer at the right price, just not for the big-land, full-facility product.

What 9,320 confirmed homes means for your 2026 decision

It is tempting to read supply running well above the long-run average as "prices are about to fall." That is not how it has played out. Land costs across the pipeline keep rising, and a high land price almost never produces a cheap launch, so the floor under new-launch pricing stays firm regardless of how many sites are released. Recent tenders show how firm. Across 2025 and 2026, residential GLS plots were awarded between roughly $960 and $1,625 psf ppr, the land cost alone, before construction (URA tender records). Land bought at those rates does not become a cheap launch.

What more supply does change is your bargaining power. With around 32,000 unsold homes available over the next two years, you have choice and time on most projects. The market has split in two: well-located launches still clear 80 to 90% on opening weekend, while resale and slower-selling projects sit for months. On projects that are not selling out, there is room to negotiate that did not exist two years ago.

So the practical read is not "wait for a crash." It is "use your time well." On most of these nine sites supply is on your side, so there is little reason to rush. The exceptions are the genuinely scarce sites, the eligible-buyer EC and the integrated white site, where demand concentrates and patience buys you less. For where prices and demand are heading into 2027, our market direction read lays out the forces at work.

Which H2 2026 GLS sites to watch

• Jurong East Avenue 1 EC: the one to watch. Value if December's bid lands soft, but the new 10-year occupation period makes demand the open question.
• Town Hall Link: the flagship long-horizon bet on Jurong as a second CBD, for buyers who can hold into the 2030s.
• De Souza Avenue and Holland Plain are the quiet picks: generous land, low density, the feel-good factor done through space rather than height.
• Berlayar Close and Tanjong Rhu Close: city-fringe waterfront for hold-and-grow buyers comfortable with a district still being built.
• Marina Gardens Lane, Orchard Boulevard, East Coast Road: the sub-7,000 sqm plots. We would want exceptional layouts or pricing before recommending these.

We will keep following these through the rest of 2026 — December's EC bid, July's white-site tender, and what the earlier sites reveal about how developers are really pricing — here in The Read. If you would rather not wait for the next piece, that is what our Telegram channel is for: the shorter updates as the market moves, between the longer reads.

Data sources: URA 2H2026 Government Land Sales Programme; reporting via The Edge Singapore and 99.co.

Published by MJ Review Homes (reviewhomes.sg) | PropNex Realty Pte Ltd | Shaik Amar R058640H | Myra Jalil R058979B | +65 9690 5440 | +65 9738 3705

Reader questions, answered