MND trims supply of land to 4,500 private housing units for H1 2026 confirmed list
This is 4.8% less than the 4,725 units supplied in H2 2025, and 10.5% lower than the 5,030 units in H1 2025
[SINGAPORE] The government will release land for about 4,500 private housing units on the confirmed list of its land sales programme for the first half of 2026, a shade under the 4,725 units provided in the preceding half-year.
The supply injection for the upcoming H1 government land sales (GLS) programme, disclosed by Minister for National Development Chee Hong Tat on Thursday (Nov 13), is 4.8 per cent less than that of the H2 2025 confirmed list.
The H2 2025 supply was itself some 6 per cent less than the 5,030 units supplied in H1 2025.
The H1 2026 release will bring the overall supply pipeline to more than 58,000 units, said Chee, who was speaking at the Real Estate Developers’ Association of Singapore’s (Redas) 66th anniversary dinner.
For 2025, the confirmed list supply stands at 9,755 units, about 9 per cent less than the 11,110 units released in 2024, which eventually included 610 units from one Zion Road site triggered from the reserve list.
The total residential supply released in 2024 was the highest since 2013 and a ramp-up from the 9,250 units supplied in 2023. However, two sites were not awarded as bids were deemed too low, and one parcel drew no bids.
Chee said the government ramped up supply of both public and private housing over the past few years to meet demand, “and will continue to sustain a high level of supply over the next few years”.
The minister noted that growth in housing prices has moderated in recent months. In the public housing resale market, prices rose 0.4 per cent in the third quarter of 2025, making it the fourth straight quarter of slowing growth and the lowest quarterly growth in five years.
In the private housing market, prices rose by around 3 per cent in the first three quarters of 2025, “which is broadly the same pace as 2024”, Chee said. Private home prices were up 0.9 per cent in Q3 2025, slowing slightly from a 1 per cent gain in the previous quarter, even as transaction volume surged on robust sales at new launches.
From 2025 to 2027, the government will launch about 55,000 Build-To-Order flats, up from an earlier target of 50,000. It will also release land for more than 25,000 private residential units through the GLS programme.
In the first nine months of 2025, the number of private homes excluding executive condominiums sold totalled 7,924 units. This exceeded the full-year figures for 2024, when 6,626 units were sold, 2023 (6,421 units) and 2022 (7,099 units). “We will monitor the market closely and calibrate the supply of public and private housing, to ensure a stable and sustainable housing market,” said Chee.
Speaking at the sidelines of the event, PropertyGuru’s head of real estate intelligence Lee Nai Jia said: “We see that prices are increasing at a much lower pace. The land bids are pretty much the same... Generally in such an equilibrium market, putting stable land supply is the right thing to do.”
He added that if interest rates remain low, the global economy “becomes more positive” and trade tensions ease, he believes that “there is room for the property market to grow”. “The market is still going to be positive and demand will still be quite robust.”
“If the market situation changes, I think the government will provide more land parcels next year to help mitigate any increase in demand that is unforeseeable,” he said.
Desmond Sim, group chief executive of Realion (OrangeTee & ETC), said: “There is no worry for GLS because the supply gets revised every six months. So trimming it, whether it’s significant or not, the fact is that every six months they can review, monitor and curate it.”
He noted that the GLS reserve list is “the extra hole in the belt”. “If the supply is really not enough, the reserve list can always be triggered... The number of sites on the reserve list is ample and it is used as a buffer for over-demand.”
Meanwhile, ERA Singapore chief executive officer Marcus Chu said the trim was likely motivated by current bullish sentiment among developers, as seen by the robust interest and record prices at some GLS tenders.
He noted that in 2024, 15 private residential and executive condo sites that closed drew an average of three bids; this has risen to an average of 5.1 bids for the 19 site tenders closed so far in 2025.
“Several 2025 sites have also achieved strong pricing within their respective regions, showing strong optimism in the market. In March, the Bayshore Road plot achieved record pricing for an Outside Central Region site at S$1,388 per square foot per plot ratio (psf ppr),” Chu added.
“Similarly, November’s closing of the Bukit Timah Road parcel saw it achieving a land rate of S$1,820 psf ppr. This is the highest in the CCR since the S$2,377 psf ppr achieved for Cuscaden Reserve’s land parcel.”
The minister also shared other initiatives from MND that would support developers and buyers, cut red tape, as well as help businesses reduce costs and save time.
Show-flat temporary occupation licence process
The government will simplify the process of sourcing show-flat sites – providing developers with time savings of about six weeks and reducing the time it currently takes to obtain agencies’ approval by half.
From Friday, a list of pre-identified vacant sites for show-flat use, which have been cleared with the relevant agencies, will be made available through the Singapore Land Authority’s (SLA) website for temporary occupation licences.
In a circular, SLA and the Urban Redevelopment Authority (URA) said that for developments within the central area, developers may now obtain upfront approval for a three-year temporary occupation licence.
“This is an enhancement from the previous arrangement where shorter durations of up to two years were granted, to address industry feedback about insufficient time for marketing activities,” said the authorities. They added that renewals beyond the three-year period may be considered when nearing expiry, subject to approvals and any new site conditions that may apply.
Updates to Conquas framework
The government will also work with industry stakeholders, including Redas, to improve the Construction Quality Assessment System (Conquas) framework for private residential developments.
Conquas is a framework established in 1989 to assess construction workmanship. It tests for major defects that can affect livability, including wall tiles dislodging and water leakage.
As part of the initiatives, Chee said the government is refocusing its assessment priorities on functionality and livability defects that matter most to homeowners, including water seepage and ponding.
Checks on minor finishing issues such as stains and tonality will be streamlined, with the removal of about 30 per cent of the defects categories that do not impact on livability significantly, he added.
The new Conquas requirements will apply to private residential projects and residential components of mixed-use developments with construction tenders called from Apr 1, 2026.
To safeguard homebuyers’ interests and reduce possible disagreements in the future, developers are required to provide extra details on new housing projects in sales documents, including marking the structural walls and refuse chambers in the site plan.
Developers will also need to provide information to prospective buyers on their track records, including the Conquas banding of their past projects.
The commencement date for the defects liability period and homebuyers’ liability for maintenance charges will also be adjusted from the 15th day after the progress payment notice is issued at the temporary occupation period stage, to the 35th day.
“This is to better align the defects liability period to when homebuyers take possession of their units, as developers currently have 21 days to deliver possession after they collect the progress payment,” said Chee.
Clauses that are commonly proposed by developers to allow for more informed decision-making by homebuyers will be incorporated in the prescribed option to purchase and sale-and-purchase agreement.
Examples of clauses that will be incorporated include the need for allocation of car park lots within the housing project and the use of the prefabricated pre-finished volumetric construction method in project development.
URA plans to implement these amendments to the Housing Developers Rules in early 2026.
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