Singapore’s Government Land Sales (GLS) programme remains one of the most accurate indicators of where the next wave of residential and commercial projects will emerge. In July 2025, the URA and HDB released new updates under the 2H 2025 GLS Programme, offering insights into upcoming development zones, price trends, and investor interest.
GLS Programme Breakdown – 2H 2025
According to the Ministry of National Development (MND), the 2H 2025 GLS Programme includes:
Confirmed List Sites: 9 residential, 1 mixed-use, 2 commercial
Reserve List Sites: 8 residential, 2 white sites
Total estimated supply: ~8,120 private residential units
This is about 5% higher than 1H 2025, indicating a continued push by the government to manage housing demand and provide adequate supply for both buyers and developers.
Key GLS Sites Released – July 2025
1. Lentor Central (Residential)
- Land Size: 12,800 sqm
- Expected Units: ~470
- Why it’s important: Continuation of Lentor transformation into a modern suburban hub. Nearby launches have seen PSF prices ~S$2,100.
2. Upper Thomson Road (Mixed-use)
- Land Size: 18,500 sqm
- Components: Residential + Retail
- What to expect: Transit-integrated development close to nature parks; high interest from developers due to lifestyle appeal.
3. Tampines North Drive 3 (EC Site)
- Land Size: 17,000 sqm
- Expected Units: ~600
- EC Demand Outlook: High interest from HDB upgraders; recent ECs transacted at ~S$1,400 PSF.
Tender Results & Developer Sentiment
Some notable trends from recent tender closings:
| Site Location | Winning Bid Price (psf ppr) | Top Bidder |
|---|---|---|
| Marina South Parcel B | S$1,450 | CapitaLand & CDL JV |
| Bukit Timah Link | S$1,280 | Allgreen Properties |
| Woodlands Avenue 9 | S$980 | Qingjian Realty |
The bids are moderate, showing developers remain cautious due to higher construction costs and elevated interest rates. However, prime locations still attract aggressive competition.
What Developers Are Eyeing in 2025
- Suburban Plots with MRT access and strong family housing demand
- Mixed-Use Developments that provide integrated lifestyle experiences
- Land Parcels in Growth Corridors like Woodlands, Tengah, and Jurong Lake District
Developers are factoring in 2026–2028 demand cycles, ensuring their projects launch just as interest rates potentially decline and economic optimism grows.
What It Means for Buyers & Investors
- More condo launches expected in 2026–2027 in these GLS locations
- Early awareness helps buyers prepare financing or explore upcoming districts
- Long-term value is likely stronger in areas with GLS-driven transformations (e.g., Tengah, Marina South, and Lentor)
- Entry price points will rise as land bid costs are passed on to buyers
Next Milestones to Watch
- URA Master Plan 2025 updates in Q4 could highlight new zoning changes
- Tender results for Upper Thomson and Tampines North sites expected in August 2025
- Developer launch timelines for awarded sites expected to start from mid-2026
Conclusion
Singapore’s July 2025 GLS updates signal where the city-state’s urban growth and housing strategy is heading. With developers cautiously optimistic and the government ramping up supply, smart buyers and investors should start monitoring these sites now to stay ahead of the curve.
