Land for 4,745 private homes supplied in H2 2026 GLS confirmed list, including Jurong Lake District white site

[SINGAPORE] The Ministry of National Development (MND) will release land on the confirmed list for about 4,745 private housing units in the second half of the year.

This is 3.7 per cent higher than the 4,575 units’ land supply in the first half. Both figures include executive condominium (EC) units.

The government will sustain a high level of supply of land for private residential units on the confirmed list in H2 2026 to “cater to the resilient demand for private housing and keep the property market stable and sustainable”, MND said on Wednesday (Jun 3).

The government will also push on with plans to develop a large business precinct in Jurong Lake District. In July, it will release for sale a white site that was previously on its reserve list.

With this Town Hall Link white site being moved to the confirmed list from the H1 reserve list, it means it will be launched for sale according to schedule, regardless of demand. Reserve list sites, on the other hand, are triggered for sale only when there is an indication of interest at a minimum acceptable bid price.

In a Facebook post on Wednesday (Jun 3) morning, Minister for National Development Chee Hong Tat said that the state is “pressing ahead with plans to develop the Jurong Lake District (JLD) into Singapore’s largest mixed-use business district outside the city centre, as part of our decentralisation efforts”.

The Town Hall Link white site can yield about 186,000 square metres (sq m) of gross floor area (GFA), comprising at least 40,000 sq m of office space, up to 1,200 private residential units, and 44,000 sq m for complementary uses, such as retail, hotel, serviced apartments and community uses.

The MND’s H2 government land sales (GLS) programme also includes supply of land for more EC units, coming after the authorities tightened restrictions on the EC housing scheme in a bid to cool heated demand in the public-private hybrid segment.

Land for some 735 EC units in a project in Jurong East Avenue 1 will be released under the H2 schedule, more than the 635 EC units in the H1 2026 GLS programme.

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That said, PropNex highlighted that the total of 1,370 EC units that can be developed from GLS sites on the confirmed list for the whole of this year is 30 per cent lower than the 1,970 EC unit supply from the sites sold in 2025. The cut may be to take into account the EC cooling measures announced last month, it added.

PropNex CEO Kelvin Fong said: “The measured EC supply likely indicates a transitional phase, as the government assesses how developers and prospective buyers might respond to the new EC measures introduced on May 8, before adjusting future EC land releases to ensure supply remains aligned with underlying demand.”

ECs are a public-private housing hybrid, with initial buyer eligibility and resale restrictions that will be completely lifted 15 years after an EC project has been completed, among other conditions.

Huttons Asia senior director of data analytics Lee Sze Teck suggested that the uptick in land for private housing development on the confirmed list may be due to high participation rate of developers in GLS tenders and the high sell-out rates of private residential projects in the past five months.

PropNex’s Fong, too, noted that developers sold 2,013 new private homes (excluding ECs) and 1,168 new EC units in Q1 2026, building on the robust sales momentum in 2025. 

The full-year GLS confirmed list supply for 2026 will be 9,320 units, more than 50 per cent higher than the annual average confirmed list supply over the past 10 years, MND said.

MND is reducing slightly the supply on the reserve list, which has sites launched for sale only upon successful application by a developer, or when there is sufficient market interest.

In H2, it will offer land that could generate about 4,455 private homes, but with no EC supply. This is lower than the supply of H1’s reserve list, where the government offered land for about 4,610 private homes, none of which was an EC unit.

Familiar issues on JLD

Commenting on the impending launch of the Town Hall Link site in JLD, CBRE’s head of research for Singapore and South-east Asia Tricia Song said: “The tender will test the appetite of developers for a major office development outside the CBD. While there has been buoyant investment activity in the office sector in the first four months of 2026, it has been concentrated in prime CBD office assets.”

In a similar vein, Knight Frank Singapore research head Leonard Tay said: “Perhaps a forward-looking discounted office rent for a location such as Jurong East could be the catalyst for a realistic land rate and would be incentive enough to lure more office users to the western side of Singapore when operational, and make decentralised office locations outside the Central Region trendy.

“But before that can happen, the government would need to be able to accept a reasonable land price and corresponding land rate that factors in a future decentralised rental discount that would make sense for commercial firms that are used to a CBD location, to relocate westward.”

Where the new sites are

Seven of the nine sites on the confirmed list are new. These include a plot at the junction of Orchard Boulevard and Tomlinson Road, which can yield about 110 private homes. Other new sites are in Holland Plain, Berlayar Close, Tanjong Rhu Close, East Coast Road, De Souza Avenue (at the junction with Jalan Jurong Kechil), in addition to the Jurong East EC plot.

In the reserve list, three of the 13 sites are new.

One is the current Raffles Town Club site at the junction of Dunearn Road and Plymouth Avenue; the existing 30-year land lease for the site ends in October. The plot is attractively located opposite Singapore Chinese Girls’ School (Primary). The other two new sites are in Serangoon North View (near the Kensington Park area) and Chuan Grove.

Overall, the nine confirmed list sites and 13 reserve list sites for the H2 2026 programme are expected to yield 9,200 private residential units (including ECs), 188,100 sq m GFA of commercial space and 970 hotel rooms, said the ministry.

This compares with the 9,185 private housing units (including ECs), 209,150 sq m GFA of commercial space and 970 hotel rooms that can be generated on the confirmed and reserve lists for H1.

The ministry noted that with the supply injection from the confirmed list in H2 2026, the total pipeline supply of private housing (including EC units) will be increased from the current 57,000 units to around 61,000 units. These include an inventory of around 32,000 available for sale in the next two years or so.

“The supply will come from a good spread of sites, supporting the development of both conventional private residential units and long-stay serviced apartments, to meet demand from both owner-occupiers and the rental housing market,” it added.