Nine confirmed sites. 4,745 new homes. But the number that matters is buried in the press release.
10-year average
than 2024
returning
psf ppr
What The Government Is Actually Doing
The supply surge is the real story — not the unit count, but what it represents. 9,320 Confirmed List units for the full year is 50% above the 10-year annual average. The government does not do that by accident.
Read alongside it: developers are bidding on GLS land at nearly twice the enthusiasm of 2024 — 4.6 average bidders per site versus 2.4 last year. Projects like Pinery Residences, River Modern and Tengah Garden Residences cleared 90%+ on launch weekend.
Both layers — land market and sales market — are running hot simultaneously. The government’s response is pre-emptive, not reactive: flood the Confirmed List before price expectations become self-fulfilling, spread sites across precincts so no single area runs away, and cluster new sites next to recently-awarded land so developers price off comparables rather than scarcity.
PropNex CEO Kelvin Fong flagged this directly — sites at Orchard Boulevard, Tanjong Rhu, Berlayar and Holland Plain all sit adjacent to recently transacted land. That is a deliberate price anchor.
The 9 Sites — What Each One Signals
| Site | Units | Land cost context | Signal |
|---|---|---|---|
| Orchard Blvd | ~110 | Last nearby: $1,616 psf ppr (Upperhouse, 2024). Forecast: up to $1,700 | Boutique CCR. Possibly one of the last plots on Orchard Blvd. Upperhouse 80% sold gives developers cover to bid hard. Up to 8 bidders expected. |
| Holland Plain | ~500 | Adjacent Sim Lian wins: $1,432 (2025) + $1,391 (May 2026) | Two nearby land costs set a tight ceiling. Competitive bids likely but no pricing surprise. |
| Tanjong Rhu Close | ~505 | Adjacent: $1,455 psf ppr CDL/Woh Hup (Feb 2026) — RCR record | Tests whether $1,455 was a ceiling or a floor. Sea views, 10-min walk to TEL. One of the strongest plots on this list. |
| Berlayar Close | ~695 | First GSW site: $1,326 psf ppr (Kingsford, Nov 2025) | Third Greater Southern Waterfront plot. Precinct being built out — not speculative anymore. 10-min walk to Telok Blangah MRT. |
| Marina Gardens Lane | ~390 | One Marina Gardens: $1,402 (2023). Prior White site: $984 (rejected) | Small site suits mid-tier developers. One Marina Gardens at 68% sold validates the precinct. ~4 bidders expected. |
| Jurong East Ave 1 (EC) | 735 | First EC in Jurong East since Westmere in 1996 | New MOP of 10 years removes the speculation angle. Genuine upgrader demand in the west is deep. Buy to stay, not to flip. |
| Town Hall Link (JLD) | ~1,200 + commercial | Prior JLD bid: $640 psf ppr — rejected by government | Carved smaller from the rejected 6.5ha site. JV likely required. Government still finding the price floor. Watch developer response carefully. |
| East Coast Road | ~85 | Min unit size: 100 sqm. Siglap landed enclave. No nearby MRT. | Boutique play. Size restriction limits return optimisation. Right developer for the right buyer — not a volume site. |
| De Souza Avenue | ~415 | The Sen next door: $841 psf ppr (2024), 23% sold on launch | The Sen’s weak weekend is live data. ERA called this “lukewarm” — hard to disagree. Far from MRT, thin upgrader catchment. |
What Ron Is Watching
- If Orchard Boulevard clears $1,700 psf ppr — CCR land has entered a new range. Launch prices follow at $3,500+ psf and nearby Orchard resale stock will re-rate.
- If Tanjong Rhu Close bids above $1,455 psf ppr — the February RCR record was a floor, not a ceiling. Pricing pressure ripples outward into D15 and D16 resale.
- If JLD Town Hall Link gets fewer than 3 bidders or another rejection — developer conviction is still behind government ambition. Matters for anyone holding Jurong Lake long-term.
- If De Souza Avenue bids come in soft — confirms Bukit Timah-adjacent OCR without strong MRT access has a real demand ceiling. The Sen’s 23% launch is the canary.
Who This Actually Affects
| Who | What it means | What to do now |
|---|---|---|
| HDB upgraders | More supply = less FOMO than 2024–25. But the right launches still clear fast. | Don’t sit out entirely. Jurong East EC is a generational opportunity for western-region upgraders who qualify. |
| OCR / suburban buyers | Broad OCR supply softens negotiating terms at resale. | Anchor on 2025 transacted PSF — not asking prices. Sellers in thinly-traded precincts are more flexible than they appear. |
| CCR / RCR buyers | Prime supply is actually fewer this half — 720 units vs 1,065 in 1H2026. Tighter supply, rising land cost. | If Orchard or Tanjong Rhu fits your brief, the window before new launches reset the benchmark is narrowing. |
| GSW / Berlayar owners | Third GLS site confirms GSW is being built out — no longer speculative. | Hold if you have the runway. GSW is a 15–20 year play. Rental demand builds with precinct maturity. |
| EC buyers (west) | MOP extended to 10 years. No DPS. 90% first-timer quota. Owner-occupier product now — speculation angle gone. | Buy only if you plan to stay. Jurong East is genuinely underserved — demand is real if you qualify. |
| Investors | Government manages supply upward every time the market heats. ABSD + TDSR + supply surge = narrow speculative window. | Focus on location resilience and rental depth. GSW, Tanjong Rhu, one-north have structural tenant demand. Peripheral OCR without MRT does not. |
Ron’s Read
The instinct to read this as bullish — developers bidding hard, launches selling out, land prices rising — is correct but incomplete. The other half is what the government is doing in parallel: releasing more supply than any 10-year average justifies, deliberately. They have done this before. The 2018 Confirmed List expansion preceded the July 2018 cooling measures by months. The pattern is consistent — they pre-empt, they do not react.
The EC cooling measures in May say the same thing. The government saw the EC trajectory and acted before a bubble formed. The JLD Town Hall Link site being carved smaller after the 2024 rejected bid is another signal: aggressive land pricing in speculative precincts will not be validated just because developers are optimistic.
The practical read: the government is not trying to crash the market — they are keeping it at a controlled pace. Genuine owner-occupiers and long-hold investors are protected participants. Speculators and short-term flippers are the targeted friction. If your horizon is 10+ years and your fundamentals are sound — MRT access, precinct transformation, employment catchment — the supply surge is background noise. If you are buying to flip in three years in an OCR precinct with thin rental demand, re-run the numbers first.
Thinking About Your Next Move?
Tracking any of these sites — as a potential buyer, a resale owner in an affected precinct, or an upgrader mapping your timeline? I can pull the last 12 months of transacted PSF for comparable units in those districts and show you exactly where prices sit today versus where land cost implies they are heading.