URA releases two smaller housing sites in Sin Ming, Kallang for sale

[SINGAPORE] The Urban Redevelopment Authority (URA) on Thursday (Jun 25) released two smaller residential sites located in the city fringe for sale, under the government land sales (GLS) programme for the first half of 2026.

One is along Lorong Puntong and Sin Ming Avenue, and the other is in Kitchener Link.

Analysts expect fairly strong demand for the Lorong Puntong site, which is on the confirmed list. Meanwhile, they reckon that the Kitchener Link reserve-list parcel may not be triggered for sale amid an ample supply pipeline.

Confirmed list sites are launched on schedule regardless of demand, while those on the reserve list are tendered only when developers make an offer acceptable to the government.

Located near Bright Hill MRT station, the 99-year leasehold parcel along Lorong Puntong/Sin Ming Avenue spans 4,283.1 square metres (sq m) with a gross plot ratio of 2.8 and a maximum gross floor area (GFA) of 11,993 sq m. It is estimated to yield 140 new private homes. 

In a Facebook post, Minister for National Development Chee Hong Tat said that the site’s tender will require developers to build a sheltered linkway to nearby transportation nodes.

Additional shelter will be added to connect the nearby Faber Garden Condominium to the train station too, he noted.

“The tender for this project will be called later this year... When completed, these two new sheltered linkways will provide greater convenience and comfort for residents, and improve the overall accessibility of (the) neighbourhood.”

Wong Shanting, Newmark head of research, expects the site to be “well-received among developers”, thanks to its “modest” size and “highly sought-after location”, just beside the popular Ai Tong School.

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The future project can also tap into “sustained upgrader and investor interest” in the Thomson, Bishan and Sin Ming areas, which have “historically seen healthy take-up for new launches supported by its city-fringe location, established amenities and proximity to nature parks”, she said.

Wong Siew Ying, PropNex head of research and content, also pointed to pent-up demand in the area, with its limited number of major launches. 

The last private residential development launched in the vicinity was Artisan 8 in August 2025, which has sold 20 out of its 34 units to date. Prior to that, the 1,206-unit Jadescape hit the market in 2018 and sold out in 2022.

“That being said, we expect developers could consider the potential risk from upcoming competing supply nearby,” added Wong. The 1,240-unit Thomson Reserve, a redevelopment of the Thomson View en bloc site, is expected to come to market in the second half of 2026.

“It is plausible that some pent-up demand could be front-loaded into the mega development,” she said. 

Market watchers predict four to 10 bids for the new GLS parcel, with a top offer of up to S$1,570 per square foot per plot ratio (psf ppr). This will translate to a total quantum of up to S$203 million, noted Nicholas Mak, Mogul.sg chief research officer.

On the reserve list, the 4,214.9 sq m Kitchener Link site in the Kallang area has a gross plot ratio of three and a maximum GFA of 12,645 sq m. It is projected to house 145 private residential units.

Though the site is conveniently located, being close to the Central Business District and just a short walk from Farrer Park MRT station, Mak noted there are already several attractive GLS sites on the confirmed list.

Developers are therefore unlikely to trigger it for sale, he said.

If it is triggered for sale, however, Mak projects a winning bid of S$1,450 to S$1,560 psf ppr.

The tender for the Lorong Puntong/Sin Ming Avenue site will close on Sep 15 at 12 pm.