H2 2022 GLS: First condo in Marina South, second EC in Tengah and more sites at Lentor

Updated: 7 min read

The government announced last month (June 2022) that the government land sales (GLS) for the second half of this year will yield around 7,310 residential units, 94,750 sqm gross floor area (GFA) of commercial space and 530 hotel rooms.

H2 2022 GLS Confirmed List

The Confirmed List for H2 GLS comprises five residential sites (including one executive condo (EC) site), and one commercial and residential site. Altogether, this will yield about 3,505 residential units and 14,750 sqm GFA of commercial space.

“To ensure sufficient supply of private housing to meet market demand and to maintain market stability, the Government has decided to increase the supply of private housing on the Confirmed List further, to 3,505 units for the 2H2022 GLS Programme, from 2,785 units for the 1H2022 GLS Programme,” MND said in the press release.

This translates to a 25.9% increase compared to the previous H1 2022 GLS, through which the government has increased the private housing supply as well given the strong demand.

Lam Chern Woon, Head of Research and Consulting at Edmund Tie, highlighted that three sites, Bukit Timah Link, Hillview Rise and Lentor Gardens, were previously under the H1 GLS Reserve List.

“In a nutshell, this reflects the government’s targeted approach to guide the growth of active residential communities in various neighbourhoods. We expect healthy bidding interest for these sites given the locational attributes and their relatively healthy demand-supply dynamics.”

Location Site area (ha) Estimated no. of units/rooms/commercial space  Estimated launch date
Residential sites
Bukit Timah Link 0.46 160 August 2022
Hillview Rise 1.03 335 August 2022
Lentor Gardens 2.18 530 October 2022
Marina Gardens Lane 1.23 795, with 750 sqm commercial space December 2022
Tengah Plantation Loop (EC) 1.77 495 December 2022
Commercial and residential sites
Tampines Avenue 11 5.07 1,190, with 14,000 sqm commercial space December 2022

These add to the list of residential sites which have already been previously confirmed in H1 2022 and H2 2021:

H2 2022 GLS Reserve List

In addition, the Reserve List comprises six residential sites (including two EC sites), one White site and one hotel site. These sites will yield 3,805 units, 80,000 sqm GFA of commercial space and 530 hotel rooms.

Location Site area (ha) Estimated no. of units/rooms/commercial space  Estimated launch date
Residential sites
Pine Grove (Parcel B) 2.50 565 Available
Tampines Street 62 (Parcel B) (EC) 2.80 700 Available
Lentor Central 1.47 475 October 2022
Clementi Avenue 1 1.33 500 November 2022
Jalan Tembusu 2.01 825 November 2022
Senja Close (EC) 1.02 300 November 2022
White sites
Woodlands Avenue 2 2.75 440, with 78,000 sqm commercial space Available
Hotel sites
River Valley Road 1.02 530 rooms, with 2,000 sqm commercial space Available

First residential site in Marina South

The H2 GLS will also see the first condo to be launched in Marina South, with the tender to open in December.

First unveiled in the Draft Master Plan 2013, the Marina South precinct is situated next to Gardens by the Bay and overlooks the Marina Reservoir and the Straits of Singapore. The precinct is envisioned to be a sustainable and car-lite precinct, yielding more than 10,000 housing units and comprising a mix of retail, office, recreational and hotel uses.

Gardens by the Bay
The future condo will be located next to Gardens by the Bay.

Steven Tan, CEO of OrangeTee & Tie, believes the Marina Gardens Lane site may be the most popular under the H2 2022 GLS, attracting 3 to 5 bids.

“Developers who buy this site will have the first-mover advantage in the development of the Marina South Precinct as it is the first residential site out of 5 sites along the same stretch according to the URA Master Plan. The future development will also be the first residential development next to the popular tourist attraction Gardens by the Bay.”

Lam added that the site is likely to be a testbed for reception to an extension of the Marina Bay live-work-play precinct, despite downtown living gaining traction over the years. He also highlighted that the site enjoys strong connectivity to the upcoming Marina South MRT on the Thomson-East Coast Line (TEL).

URA master plan of the Marina Gardens Lane plot
The plot is next to the upcoming Marina South MRT. Source: URA

“However, as the site is capped with 750 sqm of retail GFA space and is not directly connected to the current Marina Bay nexus, the site will likely appeal largely to developers with a strong track record of curating artisanal retail spaces to attract homebuying demand.”

Currently, other new launches in the vicinity include:

6 new condos in Lentor

Other notable sites in the H2 2022 GLS are the Lentor Gardens and Lentor Central sites. The Lentor Gardens site was previously under the H1 2022 GLS Reserve List, while the Lentor Central site is a new plot.

Around three weeks ago, URA launched the sale for two sites in the area, which will close on 13 September. On top of that, two sites in the area have been awarded to developers, with Lentor Modern expected to launch this year. Lentor Hills Residences — previously known as Lentor Hills Road (Parcel A) — was the other site that was awarded to developers.

Including the site in the Reserve List, this will translate to six new condos in the area, yielding around 3,000 new units, Lam commented.

URA master plan of the new condo sites at Lentor
The first of the six sites is the upcoming Lentor Modern condo, which is slated to launch this year. Source: URA

“Residents would be well-served by the Lentor MRT station on the Thomson-East Coast Line, whose connectivity would be further enhanced when 11 more stations are opened later this year. The sizeable upcoming supply is likely to help satiate pent-up demand for the tranquil neighbourhood amid a low inventory market environment.”

A second EC in Tengah

Tengah will also have its second EC, with the Tengah Plantation Loop plot to be launched in December. This comes after Copen Grand, the Tengah Garden Walk EC site that was awarded last year, which set a record at the time for an EC. Copen Grand EC is expected to launch this year.

Tan expects the plot to be another popular site among the H2 2022 GLS sites, attracting 6 to 9 bids.

“As the Tengah area continues to develop and more HDB dwellers shift into their flats, the introduction of more EC units in Tengah can help to meet the housing needs of young Singaporeans who wish to move near their parents living there and desire to live in a condo at a subsidised rate.”

Which GLS site are you most interested in? Let us know in the comments section below or on our Facebook post

If you found this article helpful, 99.co recommends Jalan Tembusu and Lentor Hills Parcel A sites received highest bids of S$768m and S$586.6m respectively and OCR private developments like Pasir Ris 8 & Lentor Central bid heat up thanks to Cross-Island and TEL MRT linkage.

Looking to sell your property?

Whether your HDB apartment is reaching the end of its Minimum Occupation Period (MOP) or your condo has crossed its Seller Stamp Duty (SSD) window, it is always good to know how much you can potentially gain if you were to list and sell your property. Not only that, you’ll also need to know whether your gains would allow you to right-size to the dream home in the neighbourhood you and your family have been eyeing.

One easy way is to send us a request for a credible and trusted property consultant to reach out to you.

Alternatively, you can jump onto 99.co’s Property Value Tool to get an estimate for free.

If you’re looking for your dream home, be it as a first-time or seasoned homebuyer or seller – say, to upgrade or right-size – you will find it on Singapore’s fastest-growing property portal 99.co.

Meanwhile, if you have an interesting property-related story to share with us, drop us a message here — and we’ll review it and get back to you.

Join our social media communities!

Main Facebook page
Facebook #All Things HDB page
Facebook #Condo-Maniacs page
Facebook #UHNWIs Luxury Homes page
Instagram Main
Instagram #HouseInsights
Instagram #HouseTips
TikTok Main
TikTok #HouseTips

Reader Interactions

Leave a comment

Your email address will not be published. Required fields are marked *

Get the latest news in your inbox

  • This field is for validation purposes and should be left unchanged.