The Urban Redevelopment Authority (URA) has announced 10 new Confirmed List sites and 12 new Reserve List sites under the Government Land Sales (GLS) programme for 2H2025.
The ten private residential sites under the Confirmed List include two Executive Condo (EC) sites and three other mixed-use sites with commercial components. Ten Confirmed List sites were also released under the 1H2025 GLS Programme.
URA estimates that the 10 Confirmed List sites under the 2H2025 GLS Programme could yield about 4,725 new homes, a 6% drop from the 5,030-unit estimate under the 1H2025 GLS Programme.
However, Lee Sze Teck, senior director of data analytics at Huttons, notes that the projected yield of the 2H2025 GLS Programme is still higher than the supply between 2015 to 2023.
Two EC sites
The first EC site to launch for tender is a 2.7 ha plot along Woodlands Drive 17. Zoned for residential use with a plot ratio of 2.1, URA estimates that the site could yield about 560 homes. The site will also house a childcare centre.
The site has an estimated launch window of October and the sale will be facilitated by the Housing Development Board (HDB).
The other EC site slated under the 2H2025 GLS Programme is a 1.54ha plot at Miltonia Close. Also zoned for residential use with a plot ratio of 2.8, 430 homes could potentially be developed on the property. The Miltonia Close EC site is expected to launch for tender in December.
Hutton’s Lee notes that the Miltonia Close site may be the first EC development next to the Lower Seletar Reservoir nature reserve. The site is also adjacent to the Orchard Country Club golf course.
Mixed-use sites
Three sites announced under the 2H2025 GLS Programme will include commercial components.
The site with the most commercial space is the site along Dover Road. The 1.35ha plot will potentially yield 625 new private homes along with about 32,300 sq ft of commercial space.
Lee notes that the site’s location near One-North will help address the area’s housing shortage relative to its 50,000-strong workforce. Nearby commercial and research clusters include the Singapore Science Park, Fusionopolis, Mediapolis and the National University of Singapore.
A GLS site along Dunearn Road will also contain a commercial component. Spanning 1.91ha next to the former Turf Club Grandstand, the site is projected to yield 335 new homes along with about 15,000 sq ft of commercial space.
The Dunearn Road GLS site is the second site to be offered in the new Turf City housing estate and will be located in the Stables Commune neighbourhood.
The site is located about 700m from the Sixth Avenue MRT Station along the Downtown Line and is within a 2km radius from several schools, including Methodist Girls’ Primary and Secondary Schools, Raffles Girls’ Primary School and Nanyang Girls’ High School.
The final site to offer a commercial component is located along Kallang Avenue. With a land area of 1.12ha and a plot ratio of 3.5, the site is expected to yield 450 new homes with a small complement of about 1,240 sq ft of commercial space.
According to Huttons’ Lee, the site is the first private residential GLS site near Kallang MRT Station, located about 400m away. He also notes the property’s proximity to the Singapore Stadium and the area’s planned rejuvenation as a sports and recreational hub under the Kallang Alive Masterplan.
New supply in sought-after areas
Several sites announced under the 2H2025 GLS Programme are also in areas where there has not been a new supply of private residential housing in several years.
One such site is located along Bukit Timah Road. Spanning just 0.59ha, it is also the smallest site to be announced for 2H2025. Zoned residential, it has a plot ratio of 4.9 and can possibly yield about 340 new homes.
Lee notes that there has not been a private residential project in the area since the 378-unit Kopar at Newton launched for sale in March 2022. Before that, the last private residential project to launch was the 350-unit Pullman Residences Newton in November 2019.
The Bukit Timah site is located next to Newton MRT Interchange, serving the Downtown and North East Lines.
Another area to see a new supply of private residential housing is Tanjong Rhu. The newly announced site in the area spans 1.23ha and has a plot ratio of 3.7. It is expected to yield about 525 new homes for the area. URA will also require the new development to house a childcare centre of at least 5,380 sq ft.
The site along Tanjong Rhu Road will be the first GLS site to be offered in the area since 1997. It is located within walking distance of Katong Park MRT Station along the Thomson-East Coast Line and the Singapore Sports Hub.
Site in established residential areas
The last three GLS sites are located in established residential enclaves: Lentor, Dairy Farm Walk and Bedok Rise.
The recently announced site along Lentor Central will be the eighth site in the Lentor precinct since the first project, the 508-unit mixed-use project Lentor Modern, launched in September 2022.
The area has proven to be popular amongst buyers, says Huttons’ Lee. Despite the number of projects launched in recent years, only around 100 homes remain unsold in the area.
The Lentor Central GLS site spans 1.65ha and is expected to yield 580 new homes. It is located next to Lentor Modern Mall and Lentor MRT Station along the Thomson-East Coast Line.
The residential enclave at Dairy Farm may see a new private development along Dairy Farm Walk. The 3.06-ha site is the largest site by land area to be announced under the 2H2025 GLS Programme. It is expected to yield about 500 new homes for the area.
The most recent private residential project to launch in the area is the 386-unit The Botany at Dairy Farm in March 2023. Developer Sim Lian sold over 48% of units over the project’s launch weekend.
The final Confirmed List site under the 2H2025 GLS Programme is located along Bedok Rise. Spanning 2.03ha with a plot ratio of 1.6, the site is expected to yield about 360 new homes.
The site is the last land parcel with direct access to the nearby Tanah Merah MRT Station serving the East-West Line. It is also close to dining and retail outlets at the nearby upcoming Sceneca Square Mall.
