Singapore’s housing pipeline continues to expand at a steady pace as the Government rolls out the second half of the 2025 Government Land Sales (GLS) Programme. Under the 2H2025 GLS Programme, 10 Confirmed List sites and 12 Reserve List sites have been unveiled by URA, adding up to a potential yield of nearly 9,200 new private homes, 880 hotel rooms, and over 178,000 sqm of commercial space.
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2H2025 GLS Confirmed List: 4,725 new launch units across 10 projects
The 2H2025 GLS Confirmed List features 10 residential sites, including two Executive Condominium (EC) sites and three mixed-use plots that come with commercial components. Across these sites, the new batch could yield up to 4,725 residential units.
This follows a consistent effort to maintain a high level of housing supply to meet demand, improve affordability, and keep the market balanced. With this new injection, the total Confirmed List supply for 2025 now adds up to nearly 10,000 units, making it one of the most robust supply years in recent memory.
Market analysts note that, while the number of private homes under the 2H2025 Confirmed List marks a slight dip from the 5,030 units in 1H2025, the overall supply remains significantly higher than what was offered annually between 2015 and 2023.
More importantly, the diversity in location and typology, including ECs, mixed-use developments, and sites in long-underserved areas, makes this slate one of the more balanced and strategically designed GLS batches.
Where are the locations?
The 2H2025 GLS Confirmed List sites span a range of planning areas, from established heartland estates to city-fringe and growth districts. It offers something for everyone, whether you’re a first-time buyer, an upgrader, or an investor.
Here’s the full breakdown of the confirmed locations of the 2H2025 GLS Programme:
| Location | Est. Units | Est. Launch |
|---|---|---|
| Bukit Timah Road | 340 | Aug 2025 |
| Bedok Rise | 380 | Sep 2025 |
| Woodlands Drive 17 (EC) | 560 | Oct 2025 |
| Dairy Farm Walk | 500 | Nov 2025 |
| Dover Road (Mixed-use) | 625 | Nov 2025 |
| Tanjong Rhu Road | 525 | Nov 2025 |
| Dunearn Road (Mixed-use) | 335 | Dec 2025 |
| Kallang Avenue (Mixed-use) | 450 | Dec 2025 |
| Lentor Central | 580 | Dec 2025 |
| Miltonia Close (EC) | 430 | Dec 2025 |
Some of the sites mark a return of new supply in long-quiet districts. For instance, the Tanjong Rhu Road site near Katong Park MRT marks the first GLS launch in the area since 1997. URA will require this future development to include a childcare facility, enhancing its family-friendly appeal.
The Bukit Timah Road plot is also the first private site in the Newton precinct since Kopar at Newton in 2022. It’s located next to Newton MRT and could draw attention for its centrality. In terms of prime location near MRT, Bedok Rise GLS site may also stand out for being the last plot with direct access to Tanah Merah MRT station.
Looking for a home within walking distance to an MRT station? Check your options here.
EC sites bring rare opportunities in the North and Northeast
Despite the less advantage of quick public transport access, the two EC sites in the 2H2025 GLS batch may take the spotlight. The first is along Woodlands Drive 17, a 2.7-hectare plot that will include a childcare centre and is projected to yield about 560 homes. Its location taps into future growth in the North, and the launch will be managed by HDB around October 2025.
The second EC site at Miltonia Close, expected to launch in December, offers a more tranquil setting next to Lower Seletar Reservoir and the Orchid Country Club. At 1.54 hectares, it’s estimated to yield 430 units and is arguably the first EC project to be positioned this close to a nature reserve.
Together, these two EC plots will add 990 new EC homes to the market, boosting the year’s total EC supply to 2,000 units, the highest in a single year since 2014.
As of April 2025, there were about 2,900 EC units available (including unawarded GLS plots), and this upcoming batch under the 2H2025 GLS Programme will bring the near-term EC pipeline to roughly 3,900 units. That’s good news for HDB upgraders and price-sensitive families eyeing the private segment.
Read more: Upcoming Executive Condo (EC) projects in 2025/2026
Mixed-use plots cater to urban convenience
Three sites within the Confirmed List of 2H2025 GLS stand out for their commercial components:
- The Dover Road GLS site will see 625 homes alongside around 32,300 sqft of retail space. Its proximity to One-North, with its 50,000-strong workforce and business hubs like Mediapolis and Fusionopolis, is expected to boost demand.
- Dunearn Road site, adjacent to the future Turf City housing estate, is earmarked for 335 homes and 15,000 sqft of commercial space. The site is located close to schools such as Methodist Girls’ and Nanyang Girls’ High, and within walking distance of Sixth Avenue MRT (700m).
- Kallang Avenue GLS site, a smaller 1.12-hectare plot, will accommodate 450 homes and a modest 1,240 sqft of commercial space. This is the first GLS site near Kallang MRT Station (400m). It also taps into the upcoming Kallang Alive redevelopment zone.
Possible new launches under the 2H2025 GLS Reserve List
The Reserve List allows the Government to release a total of 12 additional sites based on market demand. Unlike Confirmed List sites, Reserve List plots will only be launched if developers trigger them with acceptable minimum bids. On the residential part, this batch could yield up to 4,475 more private homes.
Where are these possible future new launches at? The 2H2025 GLS Reserve List features 6 private residential plots and 3 “White” sites, including:
- Holland Plain
- Marina Gardens Lane
- Media Circle
- Media Circle (Parcel B)
- River Valley Green (Parcel C)
- Cross Street
- Marina Gardens Crescent (White site)
- Jurong Lake District (White site)
- Woodlands Avenue 2 (White site)
Read more: Full List of New Condo Launches in 2025
New home supplies keep prices in check
Together with the earlier 1H2025 launches, the total number of confirmed private residential units to be rolled out this year will hit around 9,800 units. In terms of inventory, this contributes to a broader supply pipeline of roughly 56,700 private homes, helping to cater to mid- and long-term demand across different buyer groups.
This robust pipeline helps reinforce market stability. After several years of rapid price growth, things have started to cool down. According to URA, private home prices increased at a slower pace of 3.9% in 2024, down from 6.8% in 2023 and 8.6% in 2022. In 1Q2025, overall private residential prices rose modestly by 0.8%, easing from the 2.3% increase in 4Q2024.
The 2H2025 GLS supply injection should continue to keep price momentum in check, while offering more options to prospective buyers across income levels and preferences. With almost 10,000 units launched this year alone, a broad geographical distribution, and increased EC opportunities, the latest GLS programme is shaping up to be one of the most well-balanced and impactful in recent years.
Eyeing a particular new launch? Check if it suits your finances with 99.co’s Progressive Payments Calculator!
About Ananda Bayu
Ananda has been wrangling Singapore's complex real estate trends into readable bites since 2020. She writes like she's explaining it to a friend over kopi — because who has time for jargon? When off the clock, she’s probably doom-scrolling through cat memes on X, convincing herself it's the highest tier of "creative inspiration".
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