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Private housing supply is being sustained at a deliberately high level: the 2H2026 Government Land Sales (GLS) Programme will release 4,745 private residential units on the Confirmed List, taking full-year 2026 Confirmed List supply to 9,320 units — more than 50% above the annual average of the past decade (Ministry of National Development, 2026). Announced on 3 June, the schedule carries an explicit official goal: keep the property market stable and sustainable (Ministry of National Development, 2026).
Key takeaways
- Full-year 2026 confirmed GLS supply stands at 9,320 private residential units, more than 50% above the 10-year annual average (Ministry of National Development, 2026).
- The total private housing pipeline, including Executive Condominiums (ECs), rises to about 61,000 units; around 32,000 unsold units could be released for sale over the next two years or so (Ministry of National Development, 2026).
- The 2H2026 programme comprises nine Confirmed List sites and 13 Reserve List sites, capable of yielding 9,200 private residential units, 188,100 square metres of commercial gross floor area and 970 hotel rooms (Ministry of National Development, 2026).
- The Reserve List can add a further 4,455 private units, but only if developers trigger the sites (Ministry of National Development, 2026).
- Government residential land averaged S$1,300 psf per plot ratio across nine sites awarded in 2026 — demand for well-located land remains observable.
The injection, by the numbers
The 2H2026 Confirmed List is made up of eight private residential sites and one White site (Ministry of National Development, 2026). Together they yield 4,745 private homes, including 735 EC units, plus 83,350 square metres of commercial gross floor area (Ministry of National Development, 2026). That compares with 4,575 units on the Confirmed List for 1H2026 (Ministry of National Development, 2026).
The Reserve List carries eight private residential sites, one commercial site, two White sites and two hotel sites (Ministry of National Development, 2026). If activated, it can add 4,455 private residential units, 104,750 square metres of commercial gross floor area and 970 hotel rooms (Ministry of National Development, 2026). Reserve List plots are released for sale only if a developer offers a minimum price deemed acceptable to the Government, or there is sufficient market interest.
Adding both lists, the full programme can produce 9,200 private residential units (Ministry of National Development, 2026). The supply injection lifts the overall pipeline of private housing, ECs included, from about 57,000 units to about 61,000 units (Ministry of National Development, 2026). Within that pipeline, roughly 32,000 units could be put up for sale in the next two years or so (Ministry of National Development, 2026).
The market these units are entering
Prices are rising into that supply, not falling. The URA private residential property price index rose 0.5% in the second quarter of 2026, after a 0.9% increase in the first, taking the first half of the year to +1.4% (Urban Redevelopment Authority, 2026).
What land prices say
Developer appetite has not vanished: PropAce Institutional Advisorydata on the URA Government Land Sales programme put the average price of residential land awarded in 2026 at S$1,300 psf per plot ratio across nine sites. At the top end of that sample, Peck Hay Road was awarded to CDL Constellation Pte. Ltd. and Garden Estates (Pte.) Limited for S$542.4 million — S$1,865 psf per plot ratio — drawing four bids.
Property agency PropNex noted that four of the nine Confirmed List sites sit in the city fringe area, and that seven of the nine are newly introduced to the land sales programme. Its chief executive argued that clustering new sites near plots awarded in the past two years can help build critical mass in emerging neighbourhoods and reduce the “scarcity premium” developers might otherwise attach to land.
FAQ
What was announced for the second half of 2026 GLS Programme?
The Government published a 2H2026 schedule with nine Confirmed List sites and 13 Reserve List sites that can yield 9,200 private residential units in total (Ministry of National Development, 2026). The Confirmed List alone will put 4,745 units on the market, up from 4,575 units in 1H2026 (Ministry of National Development, 2026).
Statutory Source: Urban Redevelopment Authority (URA) — Master Plan & Development Control Guidelines
How much total supply will the pipeline hold after this release?
Including ECs, the overall supply pipeline rises to about 61,000 private housing units, from about 57,000 units (Ministry of National Development, 2026). Around 32,000 unsold units within that pipeline could be released by developers for sale over the next two years or so (Ministry of National Development, 2026).
Statutory Source: Urban Redevelopment Authority (URA) — Master Plan & Development Control Guidelines
Do Reserve List sites launch automatically?
No. Reserve List plots are released only if a developer offers a minimum price deemed acceptable to the Government, or if there is sufficient market interest. The Reserve List’s potential 4,455 private residential units are therefore contingent on demand signals from the industry (Ministry of National Development, 2026).
| District | Median PSF | QoQ | YoY | Txns (3mo) |
|---|---|---|---|---|
| D11 | $2,834 | ▲ 27.5% | ▲ 27.6% | 346 |
| D26 | $2,277 | ▲ 11.5% | ▲ 6.1% | 266 |
| D25 | $1,348 | ▲ 7.6% | ▲ 6.3% | 69 |
| D08 | $2,042 | ▲ 6.9% | ▲ 18.9% | 49 |
| D12 | $1,956 | ▲ 6.2% | ▲ 5.6% | 108 |
| D28 | $1,720 | ▲ 4.6% | ▲ 10.7% | 119 |
| D20 | $2,072 | ▲ 4.2% | ▲ 5.7% | 152 |
| D02 | $2,465 | ▲ 0.2% | ▲ 20.5% | 35 |
| D19 | $1,752 | ▼ 0.6% | ▲ 4.9% | 568 |
| D27 | $1,414 | ▼ 0.7% | ▼ 13.6% | 144 |
_Data: PropAce Institutional Advisory analysis of URA/HDB transaction data — rolling 3-month average PSF, private residential, 2026-06..2026-08. Directional; confirm before acting._
Statutory Source: Housing & Development Board (HDB) — Official Housing Policies & Resale Guidelines
Sources
- URA Government Land Sales data, compiled by PropAce Institutional Advisory— 2026.
- URA caveat data, compiled by PropAce Institutional Advisory— 2026-Q2.
References
- Urban Redevelopment Authority (2026) Release of 2nd Quarter 2026 real estate statistics. Available at: https://www.ura.gov.sg/Corporate/Media-Room/Media-Releases (Accessed: 5 September 2026).
- Ministry of National Development (2026) Private housing supply under the Government Land Sales programme sustained at a high level in the second half of 2026. Available at: https://www.mnd.gov.sg/newsroom/press-releases/view/private-housing-supply-under-the-government-land-sales-programme-sustained-at-a-high-level-in-the-second-half-of-2026-2h2026 (Accessed: 2 September 2026).
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Frequently Asked Questions
What was announced for the second half of 2026 GLS Programme?
The Government published a 2H2026 schedule with nine Confirmed List sites and 13 Reserve List sites that can yield 9,200 private residential units in total (Ministry of National Development, 2026). The Confirmed List alone will put 4,745 units on the market, up from 4,575 units in 1H2026 (Ministry of National Development, 2026). Statutory Source:** Urban Redevelopment Authority (URA) — Master Plan & Development Control Guidelines
How much total supply will the pipeline hold after this release?
Including ECs, the overall supply pipeline rises to about 61,000 private housing units, from about 57,000 units (Ministry of National Development, 2026). Around 32,000 unsold units within that pipeline could be released by developers for sale over the next two years or so (Ministry of National Development, 2026). Statutory Source:** Urban Redevelopment Authority (URA) — Master Plan & Development Control Guidelines
Do Reserve List sites launch automatically?
No. Reserve List plots are released only if a developer offers a minimum price deemed acceptable to the Government, or if there is sufficient market interest. The Reserve List’s potential 4,455 private residential units are therefore contingent on demand signals from the industry (Ministry of National Development, 2026). | District | Median PSF | QoQ | YoY | Txns (3mo) | |---|--:|--:|--:|--:| | D11 | $2,834 | ▲ 27.5% | ▲ 27.6% | 346 | | D26 | $2,277 | ▲ 11.5% | ▲ 6.1% | 266 | | D25 | $1,348 | ▲
Statutory References & Citations
- Inland Revenue Authority of Singapore (IRAS) (2026). Stamp Duties Act 1929. Singapore: Government of Singapore.
- Monetary Authority of Singapore (MAS) (2026). Notice 645: Computation of Total Debt Servicing Ratio (TDSR) for Property Loans. Singapore: MAS.
- Housing & Development Board (HDB) (2026). Housing and Development Act (Cap. 129). Singapore: Ministry of National Development.
Statutory Disclaimer: This guide is published for strategic, educational, and institutional planning purposes only and does not constitute formal legal, taxation, or financial advice. All property transactions, stamp duty remissions, and financing structures should be formally verified with qualified Singapore legal counsel and certified tax advisors.