Orchard plot, Jurong East EC, Raffles Town Club site among 10 new housing parcels in H2 GLS plan

[SINGAPORE] Ten new residential sites will be on offer under the government land sales (GLS) programme for the second half of 2026, with plots in Orchard Boulevard, Tanjong Rhu and Jurong East expected to draw interest.

Among the seven fresh sites on the confirmed list are two Core Central Region (CCR) parcels in Orchard and Holland Plain, and three sites in Rest of Central Region (RCR) locations where new residential estates are planned.

In the suburban Outside Central Region (OCR), two new sites will be offered: one for a small, low-rise project on East Coast Road, and the other for a large 735-unit executive condominium (EC) in Jurong East.  

The reserve list, meanwhile, includes a Plymouth Avenue/Dunearn Road site currently occupied by Raffles Town Club.

PropNex head of research and content Wong Siew Ying noted that most of the confirmed list sites are located close to or next to GLS parcels that were awarded over the past two years.

Such clustering could serve a dual purpose of “building critical mass in emerging neighbourhoods” while “(tempering) land bidding behaviour by reducing the scarcity premium that developers might otherwise attach to a site”, she said. 

The confirmed list also includes two residential parcels moved from previous reserve lists: a Marina Gardens Lane plot that had been on the reserve list since 2024, and the large Town Hall Link white site that will kick-start development of the Jurong Lake District precinct.

Among the new sites offered, the Orchard Boulevard plot is expected to attract keen interest.

Spanning 0.34 hectare (ha), it neighbours the 99-year leasehold Cuscaden Residences condominium, and is a stone’s throw from Orchard Boulevard MRT station. With a gross plot ratio of 2.8, the site is estimated to yield around 110 new private homes. 

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The tender is expected to be launched in August.

Lee Sze Teck, Huttons Asia senior director of data analytics, noted that the site is likely among the last few available along Orchard Boulevard. 

Knight Frank research head Leonard Tay said that while the site is slightly removed from Orchard Road’s main retail belt, it is within walking distance of the shopping district and its amenities. It therefore offers developers an opportunity to position a project that combines accessibility with a greater degree of privacy. 

ERA Singapore CEO Marcus Chu added that the “steady” sales performance of the nearby Upperhouse at Orchard Boulevard – which was developed on the previous Orchard Boulevard GLS site – may also bolster developer confidence in the area.

Since its launch in July 2025, the project has sold nearly 80 per cent of units at a median price of S$3,317 per square foot (psf). 

Given continued demand for prime CCR projects, Huttons’ Lee expects the new Orchard Boulevard plot to draw up to eight bidders, with a top offer of up to S$1,700 psf per plot ratio (ppr). 

The other CCR site on offer, at Holland Plain, could yield up to 610 homes, with at least 700 square metres (sq m) set aside for a childcare centre.  

Christine Sun, Realion Group’s chief research and strategist, noted that the 3.42-ha parcel is the third of eight residential sites to be launched in the new Holland Plain housing estate. 

The first two GLS sites – Holland Link and Holland Plain – were both sold to Sim Lian Group at S$1,432 psf ppr and S$1,491 psf ppr, respectively. 

Beyond the prime

Over in the city fringe, three new sites are on offer under the H2 GLS programme: at De Souza Avenue, Tanjong Rhu Close and Berlayar Close. 

Observers expect the Tanjong Rhu Close and Berlayar Close parcels to be closely watched by developers, given the limited pipeline of new private residential projects in the areas. 

In particular, the Tanjong Rhu Close plot – which can yield about 505 new homes – will be the second residential GLS plot to be released along Tanjong Rhu Road in nearly three decades, ERA’s Chu noted. 

Sentiment may be supported by momentum from the previously tendered Tanjong Rhu GLS site, he said.

The parcel drew five bidders in February, and set a record land rate for a pure residential site in the city fringe at S$1,455 psf ppr. 

“However, due to the potentially large quantum that the (1.23-ha) site could command, developers might be compelled to form consortia, and bidding could be measured,” said Chu. 

The only EC plot available in the H2 GLS programme is at Jurong East Avenue 1. The 1.49-ha plot has a gross plot ratio of five and can house about 735 residential units. At least 750 sq m will be set aside for a childcare centre.

SRI head of research and data analytics Mohan Sandrasegeran noted that this would be the first EC site in the area since 1996, when the nearby Westmere EC launched. 

“Given Jurong East’s transformation into a major commercial and transportation hub, coupled with its extensive retail, employment and connectivity offerings, the site is expected to attract positive interest from buyers,” he said. 

Tay of Knight Frank added that the site sits within a “mature and well-populated neighbourhood”, surrounded by established public housing blocks. 

This provides a “ready catchment of demand” from public housing upgraders and owner occupiers in the area, rather than investor-driven buyers, he said. 

Huttons’ Lee said that bids could come in as high as S$750 psf ppr when the tender goes up in December, despite recent changes to EC policy to cool the market.

Meanwhile, the Plymouth Avenue/Dunearn Road site on the reserve list has a land area of 1.14 hectares, with a gross plot ratio of 2.1. It is expected to yield 250 residential units, with up to 2,500 sq m of retail space.

The site will be made available for application in October, after Raffles Town Club’s lease expires. But Lee believes that the likelihood of a reserve list site being activated is low, with the slate of land parcels already available on the confirmed list.

Confirmed list sites are launched regardless of demand, while a site on the reserve list is put up for tender when a developer makes an acceptable offer.

Altogether, the 10 new sites on the confirmed and reserve lists will yield around 4,575 new private homes.