The Urban Redevelopment Authority (URA) has launched two new residential sites under the Government Land Sales (GLS) Programme, offering developers fresh opportunities in the Thomson-Bishan and Farrer Park areas.
The site at Lorong Puntong/Sin Ming Avenue has been released for public tender under the Confirmed List, while the one at Kitchener Link has been placed on the Reserve List. Together, the two plots can potentially yield about 285 new homes.
Although both sites are relatively small compared to some of the larger GLS parcels released in recent years, market observers expect them to attract healthy interest from developers. Their manageable development size, lower capital outlay, and attractive locations near MRT stations could make them appealing propositions.
Table of contents
June 2026 GLS launch details
| Location | Lorong Puntong | Kitchener Link |
| Site Area | 4,283.1 sqm | 4,214.9 sqm |
| Land Use | Residential | Residential |
| Max. GFA | 11,993 sqm | 12,645 sqm |
| Max. Height | 120 m SHD | 155 m SHD |
| Est. No. of Units | 140 | 145 |
| Tenure | 99 years | 99 years |
| Tender Closing | 15 September 2026 | – |
Lorong Puntong site offers a rare opportunity in Thomson-Bishan
Located within the Bishan planning area, the Lorong Puntong/Sin Ming Avenue site spans approximately 4,283 sqm (46,103 sqft) and can accommodate an estimated 140 residential units.
The plot sits less than 200 metres from Bright Hill MRT station on the Thomson-East Coast Line and directly opposite the popular Ai Tong School. It also enjoys convenient access to Thomson Plaza, Upper Thomson’s dining stretch, Ang Mo Kio-Bishan Park, and Windsor Nature Park.
More importantly, this is the first GLS residential site launched in the Thomson-Bishan area since the nearby Thomson Impressions site was sold in 2014. Since then, the new private housing supply in the area has been relatively limited.
Limited new supply in the area
Apart from the 34-unit Artisan 8 launched in 2025, buyers looking for a new condominium in the area have had few options. Before Artisan 8, the last major launch was Jadescape in 2018, which was fully sold by 2022 and has since seen strong resale activity and price growth.
The prolonged supply gap could translate into pent-up demand, particularly among HDB upgraders, owner-occupiers, and families seeking homes near reputable schools. However, the nearby Thomson Reserve is widely anticipated to launch in the second half of 2026. It could absorb a substantial portion of the pent-up demand that has built up in the Thomson area over the years.
Nevertheless, the two projects may ultimately target slightly different buyer segments. Thomson Reserve is expected to appeal to a broad range of buyers due to its mega development scale, while the future Lorong Puntong development could offer a more exclusive boutique alternative.
Boutique positioning may appeal to family buyers
Given its projected yield of just 140 units, the future development will likely be positioned as a boutique project.
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The site’s proximity to Ai Tong School could make it particularly attractive to families prioritising school access. Other well-known schools nearby include CHIJ St Nicholas Girls’ School, Catholic High School, and Ang Mo Kio Primary School.
At the same time, the location could also appeal to HDB upgraders from Bishan and Ang Mo Kio, as well as right-sizers from nearby landed housing estates.
Bright Hill MRT station’s future role as an interchange on the Cross Island Line could further enhance the area’s long-term appeal, improving connectivity to both eastern and western parts of Singapore.
Developers likely to welcome a lower entry quantum
One factor that could make the site especially attractive is its relatively affordable land cost in absolute terms.
While analysts project land bids of around S$1,350 psf ppr to S$1,500 psf ppr, the overall land price is expected to remain below S$200 million. This lowers the financial commitment required from developers compared to larger GLS plots that often command bids well above half a billion dollars.
The smaller quantum may also attract a wider range of participants, including mid-sized developers that may not be able to compete for larger plots.
As a result, market watchers are forecasting between four and eight bids for the site. Such participation levels would be considered healthy in today’s market, particularly amid a growing pipeline of GLS sites across Singapore.
Kitchener Link could become an attractive city-fringe opportunity
The second residential site released by URA is located at Kitchener Link, near Farrer Park MRT station. Unlike Lorong Puntong, this site sits on the Reserve List, meaning it will only be put up for tender if a developer submits an acceptable minimum bid.
The site spans approximately 4,215 sqm (45,370 sqft) and can potentially yield around 145 homes.
Be the first to know about the upcoming Kitchener Link condo!
Although some analysts believe developers may prioritise other Rest of Central Region (RCR) sites in the upcoming GLS pipeline, Kitchener Link still possesses several attributes that could attract interest.
The site enjoys a city-fringe location and is within walking distance of Farrer Park MRT station. It is also surrounded by established amenities, including City Square Mall, Mustafa Centre, Farrer Park Hospital, and the upcoming Piccadilly Galleria.
The area has also demonstrated strong buyer demand in recent years. Piccadilly Grand, launched in 2022, sold around 77% of its units during its launch weekend and has since been fully sold.
In addition, the nearby Dorset Road GLS site attracted nine bids when it was awarded in October 2025, suggesting developers remain keen on centrally located plots with strong transport connectivity. A consortium led by UOL Group, together with Singapore Land Group and Kheng Leong Company, submitted the highest bid of S$524.3 million for the plot, translating to around S$1,338 psf ppr.
Stay updated with the latest news and insights on Singapore’s new launch market here.
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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