Commentary & Overview
The latest 1H2026 GLS Programme brings a mix of strategic locations, upcoming growth districts and high-potential residential sites — including two rare EC plots and a major mixed-use project at Bayshore.
While the overall number of units is slightly lower than previous cycles, the focus is clearly on balanced supply, decentralisation, and supporting growing employment hubs such as one-north, Greater Southern Waterfront and Jurong Lake District.
As agents, this signals a continued push toward well-connected, lifestyle-driven neighbourhoods — and developers are likely to position themselves early, especially in precincts undergoing transformation or those with limited new launches.
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📍 Overview of the 1H2026 GLS Programme
- 🏗️ 9 Confirmed List sites — 4,575 private homes (includes 635 EC units)
- 🏙️ 12 Reserve List sites — potential 4,610 units + over 2 million sq ft commercial GFA
- 🏬 Includes 1 major mixed-use site at Bayshore with commercial + residential
🏡 Key Confirmed List Highlights
Bayshore Drive – Flagship Mixed-Use Development
- 🛒 242,188 sq ft of commercial space
- 🚇 Directly above Bedok South MRT
- 🏘️ Estimated 1,280 units
- 🌆 Expected to anchor Bayshore’s future town centre
Peck Hay Road (Newton)
- 📍 Prime CCR site beside Newton MRT Interchange
- 🏙️ About 315 units, strong developer interest expected
- 🔄 Part of Newton’s upcoming urban transformation
- Lorong Puntong (Sin Ming)
- 🏡 Smallest site — only 140 units
- 🚇 Near Bright Hill MRT
- 🎓 Opposite Ai Tong School (major draw)
Berlayar Drive – Greater Southern Waterfront
- 🌊 Close to the sea
- 🚇 Walk to Telok Blangah MRT
- 🏙️ Second plot in the new Berlayar estate
New Upper Changi Road (Bedok Central)
- 🏘️ 1,040 units
- 🚇 Near Bedok MRT
- 🔥 Expected strong competition after 10 bids at nearby Bedok Rise
🏘️ EC Sites Under Confirmed List
Canberra Drive EC
- 🏡 About 185 units — possibly smallest EC project ever
- 🚇 Walk to Canberra MRT
- 💼 Lower land quantum = likely strong bidding interest
Sembawang Drive EC
- 🏠 Larger 450-unit plot
- 🌳 Quiet neighbourhood near greenery
- 🎓 Appeal to families and nearby estate upgraders
🌳 Holland Plain & River Valley Green (Reactivated from Reserve List)
- 🏡 Holland Plain — 280 units, near earlier strong-bid site
- 🌆 River Valley Green Parcel C — 470 units
- 🚇 Strong demand expected due to proximity to the river, MRT, and above-average performance of nearby launches
🏢 Reserve List Highlight: Town Hall Link (JLD)
- 🏙️ 1,200 residential units
- 🏢 Minimum 430,556 sq ft office space
- 🛍️ Additional hotel/retail/community options
- ✔️ Carved out to reduce risk & encourage more developer participation
Summary — Key Takeaways
- ✅ Nine Confirmed List sites offering 4,575 new homes, including two EC plots
- ✅ Bayshore Drive stands out as the biggest and only mixed-use site
- ✅ Newton, River Valley, Holland Plain and GSW remain attractive due to strong demand
- ✅ EC supply stays tight, with Canberra Drive likely to draw heavy competition
- ✅ Reserve List includes major commercial + residential potential at Town Hall Link (JLD)
- ✅ Developers expected to stay selective but active, especially in transformation-led precincts