Bayshore, Berlayar and Newton plots among 10 new housing sites up for sale; two EC parcels also available 

[SINGAPORE] A plum plot on the former Keppel Club site and an integrated mixed-use development in Bayshore are among the 10 new sites unveiled on Tuesday (Dec 2) in the government land sales (GLS) programme for the first half of 2026. 

Market watchers expect the Bayshore Drive site, the largest available on the programme’s confirmed list, to draw strong demand. The site can be built into 1,280 residential units and is expected to be launched in March. 

“This parcel is positioned as a landmark development, given its scale and its designation as a mixed-use project with an integrated bus interchange,” said Mohan Sandrasegeran, SRI’s head of research and data analytics. 

He added that the inclusion of a sizeable retail component – up to 22,500 square metres – will provide residents with much-needed convenience. There are currently few retail amenities in the vicinity of the Bayshore neighbourhood.

An earlier plot in Bayshore drew intense competition when it was launched in March 2025. A SingHaiyi joint venture topped the eight bids with an offer of S$658.8 million or S$1,388 per square foot per plot ratio (psf ppr), noted Marcus Chu, ERA Singapore’s chief executive officer.

A 2.54-hectare land parcel on the former Keppel Club site was also introduced on the confirmed list of the H1 2026 GLS programme. Expected to be launched in May next year, the Berlayar Drive plot can yield 415 units.

Nicholas Mak, chief research officer of Mogul.sg, said that the site is part of the Greater Southern Waterfront – an area poised for significant redevelopment.

Sandrasegeran added that the plot may appeal to developers, given the strong interest in a neighbouring Telok Blangah GLS site, which was awarded to Kingsford for S$918.3 million or S$1,326 psf ppr. 

A prime Newton site in Peck Hay Road that can be developed into 315 homes was also on the confirmed list. It is expected to launch in April 2026.

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10 new sites, including Jurong Lake District carve-out, up for sale in H1 2026 GLS programme

PropNex CEO Kelvin Fong said the firm recovery in the Core Central Region’s (CCR) new-launch market in the second half of this year is likely to support demand for new homes in Newton.

A nearby site along Bukit Timah Road fetched S$566.3 million or S$1,820 psf ppr at the close of a tender in November, setting the highest land rate for a residential-only GLS site since 2018, when a Cuscaden Road site was awarded, Sandrasegeran noted. 

Replenishing EC supply 

Among the seven new sites on the confirmed list, two executive condominium (EC) sites in Canberra Drive and Sembawang Drive yielding a total of 635 units are also being offered. 

As at end-October, there were about 53 new unsold EC units in the market, Fong noted. The inclusion of the two EC sites on the list should moderate competition for EC land among developers and support more measured bids, he said.

Developers will also be able to bid for a large New Upper Changi Road site, which is expected to yield around 1,040 units. 

Noting that this plot is the first new GLS residential project in Bedok Central in 15 years, Knight Frank Singapore head of research Leonard Tay said demand can be expected from developers and homebuyers.

“However, the development envelope is substantial, and only the largest developers or joint ventures will be able to fund such a land price,” he added.

Developers are still keen on well-located suburban parcels, evident in the robust interest which a Bedok Rise site attracted – 10 bids were submitted at the tender’s close on Nov 27, said SRI’s Sandrasegeran. 

Rounding off the confirmed list is a Lorong Puntong site near Sin Ming Avenue, which can accommodate 140 units. It will be “highly manageable for developers”, PropNex’s Fong noted. 

Jurong Lake District 

Meanwhile, the carving-out of the Town Hall Link site from the Jurong Lake District master-developer site is a positive move, noted Christine Sun, chief researcher and strategist at Realion (OrangeTee & ETC) Group. 

The white site is on the reserve list, which means it can be activated for tender subject to a minimum price that is acceptable to the government.

“By offering the land in smaller plots, the site becomes more accessible to a broader range of developers,” Sun said. 

“This calibrated approach is timely, as the earlier master-developer model, involving a very large land plot and a significant office component of at least 1.5 million sq ft, presented substantial risks for developers amid ongoing macroeconomic uncertainties,” Fong said. 

Two residential sites in Morrison Lane in the River Valley area and Kitchener Link in the Farrer Park vicinity have been included in the reserve list.

If demand for homes in the CCR remains strong in 2026, the Morrison Lane site is a top choice given the palatable quantum, Huttons Asia’s senior director of data analytics Lee Sze Teck noted.