Singapore GLS H2 2026 Confirmed List — Full Analysis of Every Site, Prices & New Launch Potential

Reading Time: 8 minutes

Reading Time: 8 minutes

Reading Time: 8 minutes

The Singapore Government Land Sales (GLS) H2 2026 Confirmed List sets the stage for the next wave of new launch condos hitting the market in 2027–2028. Each site on the Confirmed List represents a guaranteed developer tender — meaning new launch supply is pipeline-certain. Here is our complete analysis of every major site and what it means for buyers and investors.

How the Singapore GLS Programme Works

The Government Land Sales (GLS) programme is Singapore’s primary mechanism for managing private residential supply. Administered jointly by the Urban Redevelopment Authority (URA), the Housing and Development Board (HDB), and the Singapore Land Authority (SLA), GLS releases state land for private development in a controlled, transparent manner.

The GLS programme operates on two tracks:

• Confirmed List: Sites that go to public tender on a fixed government-determined schedule, regardless of market demand. Developers are required to submit bids within the tender window. This list provides supply certainty and anchors the market’s new launch pipeline.
• Reserve List: Sites that remain dormant until a developer submits a formal application to trigger the tender, along with a committed minimum bid. This mechanism allows demand-driven supply release without the government flooding the market.

HDB releases separate Build-To-Order (BTO) and Executive Condominium (EC) sites under its own schedule, though EC sites form part of the broader GLS framework. The H1 and H2 GLS lists are typically announced in December–January and June–July respectively, covering six-month tender windows. Understanding the GLS calendar is essential for buyers timing their purchase decisions in relation to incoming supply.

GLS H2 2026 Confirmed List — Site-by-Site Analysis

All site details, land area figures, plot ratios, expected unit counts, and price projections below are indicative and subject to URA’s official release. Buyers should verify all details with URA’s official GLS announcements at ura.gov.sg.

1. Marina Gardens Crescent (White Site) — Marina Bay, D1/D4

Marina Gardens Crescent is the crown jewel of the H2 2026 Confirmed List. Situated along the Marina Bay waterfront with direct adjacency to Gardens by the Bay, this white site commands Singapore’s most iconic address. White site designation means the successful developer can mix residential, commercial, hotel, and retail uses — creating a trophy integrated development. At an indicative developer bid of $2,000–$2,500 psf ppr, this would rank among Singapore’s highest-ever land prices, reflecting both the address premium and the long-term scarcity of Marina Bay land. New launch prices derived from this site are expected to test the $4,000–$5,500 psf range or beyond for premium stacks and upper floors. See our dedicated Marina Gardens Crescent guide for full buyer analysis.

2. Canberra Drive (Executive Condominium) — D27 Sembawang

The Canberra Drive EC site reinforces the government’s commitment to providing affordable condo-standard living for the HDB upgrader segment. Located near Canberra MRT (North-South Line) and the North-South Corridor (NSC), this EC benefits from excellent connectivity and the established Canberra precinct amenities. At the $1,450–$1,700 psf new launch estimate, this EC is priced attractively relative to private condos in the same district, fulfilling its purpose as a stepping stone for eligible buyers with a household income ceiling of $16,000. Read our full EC Singapore guide to understand eligibility and the EC purchase process.

3. River Valley Green Parcel C — Kim Seng Road, D10

Parcel C of the River Valley Green masterplan continues the transformation of the Kim Seng Road corridor into one of Singapore’s most lifestyle-rich urban residential clusters. With Great World MRT (Thomson-East Coast Line) within walking distance and the Robertson Quay / Orchard Road lifestyle belt nearby, this boutique development site will attract discerning CCR and RCR buyers seeking a premium city-fringe address. Developer competition for this parcel is expected to be intense, given the scarcity of D10 GLS supply.

4. Lentor Central — D26/20, Lentor MRT (TEL)

Lentor Central represents the closing chapter of the government’s deliberate Lentor cluster strategy — where multiple successive GLS tenders in the same precinct create a new township anchored by Lentor MRT on the Thomson-East Coast Line. With earlier Lentor launches (Lentor Modern, Lentor Hills Residences, Lentor Mansion) establishing benchmark prices and proving strong demand, Lentor Central is expected to attract competitive bids. Buyers who missed earlier Lentor launches have one final opportunity to enter the precinct at the ground floor of its maturity cycle.

5. Woodlands North Coast — D27 Waterfront

The Woodlands North Coast site is a long-term conviction play. Located on the Johor Strait waterfront with views toward Malaysia, this development is underpinned by two major infrastructure catalysts: the Rapid Transit System (RTS) Link connecting Woodlands North to Bukit Chagar in Johor Bahru, and the North-South Corridor improving land connectivity across northern Singapore. Buyers prepared to hold for 5–10 years are positioning early in what could become Singapore’s northern waterfront premium address.

What the H2 2026 GLS Sites Tell Us About Singapore’s Property Direction

The composition of the H2 2026 GLS Confirmed List sends clear signals about government intent and market direction:

• Marina Bay white site signals government confidence in ultra-premium development. Releasing a Marina Bay white site in 2026 shows the government expects sustained demand from UHNW buyers and global investors at the $4,000+ psf range.
• EC inclusion signals commitment to the upgrader sandwich class. The Canberra Drive EC ensures the government has not forgotten first-timer and HDB upgrader buyers, maintaining affordability access within the condo segment.
• CCR + OCR mix reflects balanced supply policy. Releasing sites across the Core Central Region (River Valley D10), the Rest of Central Region (Lentor), and Outside Central Region (Woodlands North) ensures no single market segment becomes undersupplied.
• High land prices mean prices will not fall significantly. When GLS bids come in at $1,000–$2,500 psf ppr, the resulting new launches must be priced accordingly. The GLS mechanism structurally prevents a collapse in new launch prices.
• Measured supply release. The government calibrates GLS supply to prevent both overheating and oversupply — the number of sites and total units is deliberately controlled.

For buyers considering whether Singapore property prices will soften, the GLS H2 2026 Confirmed List provides a data-driven answer: land costs are too high for prices to fall materially. The floor is built into the system. See our full Singapore GLS tender 2026 analysis and our ABSD Singapore guide for the full cost picture.

Reserve List — Sites That Could Be Triggered in H2 2026

Alongside the Confirmed List, the H2 2026 GLS Reserve List contains sites that require developer-initiated applications to trigger. Key indicative Reserve List sites to watch include:

• Jurong Lake District Residential Parcel — Part of the long-term JLD masterplan for Singapore’s second CBD. A triggered tender here would signal developer conviction in JLD’s residential component.
• Tampines Avenue 11 (Commercial/Residential) — A large mixed-use site in Tampines Regional Centre. If triggered, this would add significant supply to the East Coast and Tampines upgrader market.
• Buona Vista / Clementi Additional Parcels — The one-north and Clementi corridor has seen sustained demand from tech sector professionals and NUS/NTU proximity buyers. Reserve List sites here would be triggered by strong pre-commitment from developers.

Reserve List sites are demand signals: when developers apply to trigger them, it confirms that the development pipeline is robust and that the market can absorb additional supply at prevailing or higher prices. Monitor URA’s Reserve List trigger announcements as a leading indicator of developer confidence.

Impact on New Launch Buyers — Should You Buy Before or After GLS?

One of the most common questions buyers ask is whether to purchase an existing new launch now or wait for future GLS-derived new launches. Here is the strategic framework:

Buying Before GLS Tenders Are Awarded (Now — 2026)

• Lock in current prices before new competing supply enters the market at higher GLS-derived land costs.
• Existing new launches (launched before the H2 2026 GLS results) are priced on older, lower land costs — this advantage narrows as GLS bids push new land prices higher.
• Early buyers capture the best unit selection before project sell-down.

Waiting for GLS-Derived Launches (2028 Onwards)

• More choices available from a larger pipeline of new launches.
• However, GLS land cost + construction cost + developer margin = materially higher launch prices in 2028 vs 2026.
• The “waiting game” historically results in buyers paying more for equivalent properties.

Strategic conclusion: Buyers who act on existing new launches in 2026 are effectively buying ahead of the GLS-derived supply wave at lower entry prices. Waiting for GLS new launches in 2028 means paying the premium of today’s land costs. Explore all current available options at our new launch condo Singapore listings page.

How to Track Singapore GLS Updates

Staying ahead of the GLS calendar requires monitoring several official and market sources:

• URA Official GLS Page: ura.gov.sg/Corporate/Land-Sales — the definitive source for all Confirmed and Reserve List announcements, tender results, and awarded bid prices.
• HDB InfoWeb: hdb.gov.sg — for EC site releases, HDB BTO announcements, and executive condominium eligibility updates.
• Quarterly GLS Announcements: Follow URA’s quarterly press releases for updated confirmed tender schedules and any modifications to site parameters.
• ERA Research Team: ERA’s in-house research monitors every GLS tender result, developer land bank movements, and new launch pipeline forecasts.
• Alvin Tan — Personalised GLS Updates: Register via WhatsApp below to receive direct notifications when GLS tenders are awarded, new launches are confirmed, and VVIP previews are opening. This is a complimentary service for registered buyers.

Frequently Asked Questions — Singapore GLS H2 2026

What is the Singapore GLS Confirmed List?

The Singapore Government Land Sales (GLS) Confirmed List consists of sites that will be offered for tender regardless of demand. Unlike the Reserve List, Confirmed List sites have a fixed tender schedule set by URA, HDB, and SLA. They represent pipeline-certain new launch condo supply, typically launching 18–24 months after the tender is awarded.

How often is the Singapore GLS list released?

The Singapore GLS programme releases two lists per year: H1 (announced around December–January) and H2 (announced around June–July). Each list covers a six-month period of confirmed and reserve site tenders.

Which sites are on the GLS H2 2026 Confirmed List?

Key indicative sites include Marina Gardens Crescent (Marina Bay white site), Canberra Drive EC (Sembawang), River Valley Green Parcel C (Kim Seng Road D10), Lentor Central (TEL corridor), and Woodlands North Coast (D27 waterfront). All details are indicative subject to URA’s official release.

How does the GLS Confirmed List affect new launch condo prices?

GLS land prices set the structural floor for new launch condo prices. Higher GLS bids translate directly into higher launch prices 18–24 months later, as developers must price new launches to recover land cost, construction cost, and margin. This dynamic makes buying existing new launches before GLS-derived supply enters the market financially advantageous.

What is the difference between the GLS Confirmed List and Reserve List?

The Confirmed List goes to tender on a government-fixed schedule regardless of demand. The Reserve List is triggered only when a developer commits to a minimum bid — representing demand-driven supply release. Confirmed List sites provide supply certainty; Reserve List sites signal market demand levels.

How do I get VVIP access to new launches derived from GLS H2 2026 sites?

Register with ERA agent Alvin Tan (CEA Reg. No. R072324C) via WhatsApp at +65 8488 8648. Alvin registers buyers for every GLS-derived new launch VVIP preview, providing first access, developer pricing, and best unit selection before public launch — at no cost to buyers.