The Urban Redevelopment Authority (URA) has released its August 2025 Government Land Sales (GLS) update, unveiling a carefully curated list of confirmed and reserve land plots. These sites form part of Singapore’s long-term land supply strategy to ensure a stable and sustainable property market.
The new GLS offerings span diverse planning regions, from mature estates like Clementi and Sengkang to emerging townships such as Tengah. Executive Condominium (EC) plots continue to take center stage in the confirmed list—an indication of strong demand from middle-income households and upgraders priced out of private condos.
This latest GLS announcement demonstrates the government’s intent to manage housing demand while supporting urban transformation and decentralization efforts.
Confirmed List: Key Sites in August 2025 GLS Exercise
1. Hillview Rise
- Zoning: Mid-rise residential
- Highlights: Surrounded by greenery and near Hillview MRT
- Bidding Activity: Attracted 7 bids
- Top Bid: Approx. $1,205 psf ppr
This site saw healthy interest due to its tranquil environment and proximity to amenities. It’s ideal for buyers seeking private living with MRT access and nature trails at Bukit Timah.
2. Tengah EC Parcel A
- Zoning: Executive Condominium (EC)
- Estimated Units: 600
- Green Features: Close to forest corridor and car-lite planning
Tengah’s transformation into a green, smart town is underway, and this EC parcel is expected to draw strong interest from developers. Its eco-centric planning aligns with modern buyer expectations for sustainable living.
3. Tampines North EC Parcel
- Zoning: Executive Condominium
- Estimated Units: Approx. 560
- Connectivity: Future Cross Island Line MRT nearby
Located in a fast-developing sub-region of the East, this EC plot will benefit from infrastructure upgrades, new schools, and community amenities in the pipeline.
4. Clementi Avenue 2
- Zoning: Mixed-use – Residential with Retail
- Potential: Strong rental yield, proximity to schools like NUS
This site offers great redevelopment potential, especially for developers seeking to tap into the student and working professional markets in the west.
5. Sengkang Central
- Zoning: Residential
- Highlights: Town-centric living near Buangkok MRT and Sengkang Grand Mall
A high-demand area for young families and HDB upgraders, the Sengkang plot will support future growth in the northeast.
Reserve List: Sites for Future Tender Triggers
The Reserve List includes land parcels that will only be launched if developers express specific interest. Key sites include:
- Bukit Panjang Residential Plot
Suitable for mid-sized developments with potential for lush landscaping. - Marina South Mixed-Use Site
This high-profile location near the Marina Bay area could define a new era of CBD-fringe luxury and work-live-play offerings. - Queenstown Urban Renewal Site
Positioned to benefit from Queenstown’s rejuvenation masterplan and transport links.
Developer Sentiment & Bidding Trends
The GLS update has revealed a cautiously optimistic sentiment among developers. Despite macroeconomic headwinds, strategic sites with MRT connectivity and town planning advantages continue to attract competitive bidding.
- Hillview Rise receiving 7 bids indicates developers’ confidence in boutique mid-rise developments with a lifestyle angle.
- Tengah EC Parcel A saw strong developer interest, confirming the robust demand for ECs as a bridge between HDB and private condo markets.
- Plots near mature estates or education hubs (like Clementi) are considered low-risk, high-return opportunities.
Impact on Market Supply
The August 2025 GLS programme is expected to inject approximately 6,800 new residential units into the market pipeline. This includes both private condominiums and ECs, with ECs making up a substantial proportion of the supply.
The strategic allocation of land aims to:
- Stabilize resale flat prices by offering affordable upgrade paths.
- Support decentralization, reducing housing pressure on the city center.
- Enhance urban livability with mixed-use and car-lite developments.
Strategic Site Highlights
- Clementi Avenue 2: Offers integration of residential and retail, ideal for students and west-side working professionals. High footfall is expected once fully developed.
- Marina South Mixed-Use Site: Although still on the Reserve List, this location has the potential to redefine luxury and convenience near the CBD fringe. When triggered, it will likely attract premium pricing.
- Sengkang Central: With MRT proximity and shopping connectivity, this development will appeal to upgraders and young couples looking to stay near family roots.
Expert Advice for Property Watchers and Investors
- Track Winning Bidders
Developers’ bidding behavior reflects their confidence and market outlook. Understanding who won the bid (and at what price) can help predict future project pricing. - Watch for EC Launch Timelines
Tengah EC and Tampines North EC are expected to be launched by Q2 or Q3 of 2026, offering early birds a good entry point into the private housing market. - Assess the Growth Corridors
Tengah, Sengkang, and Bukit Panjang continue to be growth nodes under URA’s Master Plan 2030. Early investments in these areas could see strong returns post-completion. - Expect Moderate Pricing
While some plots fetched strong bids, overall land pricing remains within moderate bands, signaling balanced competition and government control over speculative buying.
Conclusion: GLS August 2025 Reflects Strategic Urban Planning
The August 2025 Government Land Sales programme exemplifies Singapore’s continued effort to balance urban expansion with sustainability, affordability, and livability. The confirmed sites are well-located and cater to diverse market segments, from first-time EC buyers to long-term investors.
For developers, these land parcels offer meaningful opportunities to shape new communities. For buyers and investors, keeping a close eye on these upcoming sites may unlock valuable opportunities in 2026 and beyond.
Stay tuned as the launch schedules firm up—especially for EC projects like Tengah and Tampines North—and keep tabs on triggered Reserve List sites such as Marina South, which could redefine future skylines.
