Less supply ahead: 1H 2026 GLS confirmed list drops to 4,500 homes

Singapore’s private housing pipeline will ease slightly in the first half of 2026, as the Government sets aside land for about 4,500 units under the confirmed list. This sits just below the 4,725 units released in the second half of 2025 and continues the gentle pullback from the 5,030 units in the first half of the year.

Minister for National Development, Chee Hong Tat, announced the figures at the Real Estate Developers’ Association of Singapore’s 66th anniversary dinner (Nov 13). He noted that while supply is being moderated, the overall pipeline remains healthy, crossing more than 58,000 units.

The scale-back aligns with the broader trend seen this year. For 2025, the confirmed list totals 9,755 units, roughly 9% lower than the 11,110 units offered in 2024 — the highest since 2013, even though some sites were not awarded due to insufficient bids.

Market conditions remain stable as demand holds up

Chee explained that the Government ramped up both public and private housing supply in recent years to cool the market, and it intends to keep supply elevated. So far, price growth appears to have eased. HDB resale prices rose by 0.4% in the third quarter of 2025, marking the slowest quarterly increase in five years. Private home prices climbed around 3% over the first three quarters of 2025, mirroring the pace of 2024.

Between 2025 and 2027, the Government plans to roll out about 55,000 Build-To-Order flats — higher than the earlier target of 50,000 — and release land for more than 25,000 private homes through the GLS programme.

Developers have continued to transact actively. In the first nine months of 2025, they sold 7,924 new private homes excluding ECs, already surpassing the full-year volumes of the previous three years. Chee said the Government will continue to monitor the market closely and adjust supply where necessary to maintain stability.

Industry watchers appear broadly aligned with the decision to moderate supply. ERA Singapore’s chief executive, Marcus Chu, linked the slight reduction in supply to developers’ bullish sentiment, which has shown up in recent GLS tenders. The average number of bids has risen from three per site in 2024 to about five in 2025. Some sites have also set new pricing benchmarks, including the Bayshore Road plot, which achieved the Outside Central Region (OCR) land rate record at S$1,388 psf ppr in March.

Seven more plots to be released before year-end

Before the H1 2026 GLS slate arrives, expect another busy stretch as seven remaining sites under the H2 2025 Programme are set to roll out. The confirmed list for the current cycle includes 10 residential plots, comprising two EC sites and three mixed-use parcels with commercial components. Only three have been launched so far, which means the rest will come through in November and December.

November 2025 GLS launches

In November, URA will release three sites at Dairy Farm Walk, Dover Road, and Tanjong Rhu Road. Together, these plots could bring about 1,650 private homes into the pipeline. Among the sites unveiled in the H2 2025 GLS slate, Dover Road stands out with the highest estimated residential yield of approximately 625 units.

The future development at Dover Road will also come with more than 32,000 sqft of ground-floor retail space. The site sits on land previously cleared under the Selectively En bloc Redevelopment Scheme (SERS), which involved several blocks from the old Dover Estate that were vacated between 2018 and 2019.

December 2025 GLS launches

December will see four more sites enter the market — two mixed-use parcels, one EC plot, and one purely residential site. Combined, they could deliver about 1,795 homes.

• Dunearn Road: Positioned next to the future Turf City housing estate, this plot can yield around 335 homes and 15,000 sqft of commercial space. It benefits from proximity to strong school belts such as Methodist Girls’ School and Nanyang Girls’ High, and sits about 700 metres from Sixth Avenue MRT.

• Kallang Avenue: This 1.12-hectare parcel is slated for 450 homes and a modest 1,240 sqft of commercial space. It is the first GLS site near Kallang MRT, just 400 metres away, and is well-placed to tap into the wider Kallang Alive redevelopment.

• Miltonia Close EC: The second EC site in the 2025 GLS Programme offers a quieter setting near Lower Seletar Reservoir and Orchid Country Club. At 1.54 hectares, it is estimated to yield around 430 units and is arguably the first EC project to be positioned this close to a nature reserve.

• Lentor Central: With capacity for about 580 homes, this plot will be the eighth site released in the Lentor precinct since 2022. The enclave has grown rapidly, and with only around 100 unsold units from earlier launches, demand is expected to hold up — especially with the site’s direct access to the MRT.