_H2 2025 Government Land Sales Programme

The government continues to keep the supply of private homes through the Government Land Sales (GLS) Programme at steady levels in the second half of 2025. Although the return of homebuyers that started as pent-up demand in late 2024 is still nascent, the anticipated continued decline in interest rates, combined with tight national employment and strong household balance sheets, provides some support for private residences in the remainder of the year. However, global political and economic uncertainty might lead to buyer turning cautious, especially if retrenchments increase.

The estimated number of residential units in the Confirmed List fell slightly from 5,030 units in H1 2025 to 4,725 units in H2 2025, but the estimated number of residential units in the Reserve List increased from 3,475 units to 4,475 units in the same period. The provision of ten new sites in the Confirmed List comprise of a good mix of central and suburban locations, with a hearty infusion of executive condominiums (ECs) plots. In the Reserve List, two new sites were added into the list (Cross Street and Telok Ayer Street). The government continues to push out mainly residential sites, but no new commercial sites were announced for the Downtown Core, with the commercial sites on the Reserve List limited to decentralised locations.

Bukit Timah Road
With the last residential GLS site in the Newton Planning Area awarded in July 1997 (the current Draycott Eight), the new 0.59 ha residential plot is expected to yield around 340 non-landed homes and should draw strong interest from both developers and homebuyers due to its proximity to Newton MRT station, just a short walk away. Its prime District 9 location within the Core Central Region also places it close to the Orchard Road shopping belt and just a 10-minute drive from the Central Business District in Raffles Place and Marina Bay — making it an attractive option for a wide range of homebuyers, from singles to families and dual-income couples.

Bedok Rise
The 2.03-hectare site in the Bedok Planning Area is expected to yield approximately 380 non-landed private homes. Located adjacent to Tanah Merah MRT station and surrounded by private condominiums, the site offers strong connectivity to both the CBD and Changi Airport. The last residential GLS in the precinct was awarded in November 2020 (the present Sceneca Residence), which attracted 15 bids. Despite the heightened global uncertainty, interest in the upcoming site is expected to be healthy.

Woodlands Drive 17 (EC)
The last EC site awarded in the Woodlands Planning Area was in February 2015 along Woodlands Avenue 12, the present Northwave EC. The site is close to the Woodlands Health Campus, and the upcoming Johor Bahru–Singapore Rapid Transit System (RTS), slated for completion by end-2026.

Dairy Farm Walk
The Dairy Farm Walk land site is located close to the German European School Singapore and Dairy Farm Nature Park. When successfully awarded to a developer, potential homebuyers for this site would include HDB upgraders in the west of Singapore, employees working in the commercial and industrial zones in the west, as well as local homebuyers looking to downgrade from landed housing in the nearby Chestnut and Cashew landed estate.

Dover Road
This non-landed residential GLS site, located within the educational enclave in the Queenstown Planning Area’s One-North precinct, is expected to attract interest from developers. The project is likely to appeal to renters, including international students attending nearby institutions such as the National University of Singapore and the INSEAD Asia Campus, as well as professionals working in the adjacent science parks. Future residents will benefit from the site's proximity to one-north MRT station, offering direct access to the southern waterfront and Marina Bay precinct - connectivity that will further improve with the full completion of the Circle Line in the first half of 2026.

Tanjong Rhu Road
This non-landed residential GLS site is located between Tanjong Rhu and Katong Park MRT Stations with both stations part of the Thomson East-Coast Line. With the last residential GLS site in the Tanjong Rhu precinct awarded in November 1997, the current Water Place Condominium, the level of homebuyer interest for this site is expected to be fairly healthy given that almost close to three decades since a GLS site was introduced in the area.

Dunearn Road
The Dunearn Road GLS site is the second GLS site in the government’s plans to redevelop the former Turf Club area into a residential area. A project comprising approximately 335 units will offer residents, that include retirees from the landed estates of Bukit Timah, an opportunity to downsize to apartments while still enjoying the same location of the prime Bukit Timah area. However, the irregular shape of the site could present design and development challenges.

Kallang Avenue
The Kallang Avenue non-landed residential GLS site, spanning approximately 1.12 ha, is expected to yield around 450 private homes. This marks the first non-landed residential GLS site in the Kallang–Lavender precinct in over 20 years — the last being Citylights, with the site awarded in October 2003. In recent years, the government has added both public and private housing sites in Kallang, reflecting strong homebuyer demand due to its central location and ease of access to the CBD. The ongoing gentrification of nearby Rochor, particularly in Bugis, will be a catalyst that will transform Kallang from a predominantly light industrial area into a vibrant live-work-play district.

Lentor Central
The Lentor Central site is located within the cluster of seven other sites awarded in the last few years. This site is situated in the Ang Mo Kio planning area, within walking distance to the Lentor MRT station. Potential homebuyers would be drawn by the site’s connectivity to public transport and recreational facilities such as Thomson Nature Park, and Yio Chu Kang Stadium and Sports Complex. The site is also about 1 km from CHIJ St Nicholas Girls School, with its appeal to parents of school-going children. Demand for this site would stem mainly from local homebuyers comprising HDB upgraders from nearby Ang Mo Kio, Yio Chu Kang and Serangoon housing estates. Furthermore, retirees and older residents currently living in the landed estates around Lentor and Yio Chu Kang Road, such as the adjacent Teachers’ Estate might consider downsizing their residences as their space requirements and priorities change, serving as a source of potential buyers for the last new condominium (at least for the foreseeable future) in this location.

Miltonia Close (EC)
After the last executive condominium GLS site was awarded in Yishun Avenue 9 (North Gaia) in 2020, there have been no new EC sites launched for sale. It is located next to Orchid Country Club Golf Course and offers a view of the Lower Seletar Reservoir, which may appeal to homeowners who prefer to stay in a home overlooking nature.

Cross Street (Reserve List)
The newly introduced Cross Street site, within the Outram Planning Area, is right next to Telok Ayer MRT and within walking distance to Raffles Place MRT. The location of the site in the CBD may be attractive to investors keen to renting out units to foreign professionals working in the area. However, it remains to be seen whether demand for CBD residences will lead any developers to trigger this site in the Reserve List.

Telok Ayer Street (Reserve List)
The Telok Ayer Street site is a rare mixed-use site, with residential units, hotel rooms and commercial spaces planned. Among the sites on the Reserve List, the Telok Ayer site is the most likely to be triggered for tender, given its central location and being situated between Raffles Place MRT and Telok Ayer MRT. Long-stay Serviced Apartments are required for the site, which may be attractive to professionals with no children working in the CBD, with the hotel attracting short term business travellers working nearby.