Singapore’s 2H 2025 Government Land Sales (GLS) – What It Means

1. Overview: Sustained Land Supply for Private Housing

The Government has launched the second half (2H) 2025 GLS Programme, featuring a total of 10 Confirmed List sites and 12 Reserve List sites. Together, they can yield approximately 9,200 private residential units, alongside substantial commercial and hotel developments—underscoring continued efforts to maintain housing supply and market balance.Ministry of National Development Property Review SG

2. Confirmed List: 4,725 New Homes Including 990 EC Units

The Confirmed List for 2H 2025 includes 10 residential sites projected to deliver up to 4,725 private housing units, of which 990 are Executive Condominiums (ECs)—the highest annual EC supply since 2014.Ministry of National Development Property Review SG

Key sites and their estimated launches:

Bukit Timah Road – ~340 units (Aug 2025)
Bedok Rise – ~380 units (Sep 2025)
Woodlands Drive 17 (EC) – ~560 units (Oct 2025)
Dairy Farm Walk – ~500 units (Nov 2025)
Dover Road (Mixed-use) – ~625 units + 3,000 sqm commercial (Nov 2025)
Tanjong Rhu Road – ~525 units (Nov 2025)
Dunearn Road (Mixed-use) – ~335 units (Dec 2025)
Kallang Avenue (Mixed-use) – ~450 units (Dec 2025)
Lentor Central – ~580 units (Dec 2025)
Miltonia Close (EC) – ~430 units (Dec 2025)99.co

These developments are strategically spread across sectors—from central regions like Bukit Timah and Dover to growth areas like Woodlands and Lentor. Mixed-use plots such as Dover Road integrate residential and retail for vibrant, walkable communities.99.co ERA

3. Reserve List: Ready to Unleash 4,475 More Units

The Reserve List can yield an additional 4,475 residential units, along with 173,800 sqm of commercial space and 880 hotel rooms—activated as market demand dictates.Ministry of National Development Property Review SG

Notable Reserve List sites include:

Cross Street (SA2 residential-only site)
Telok Ayer (hotel + SA2 potential)
Mixed-use sites like Marina Gardens Lane, Holland Plain, River Valley Green
White sites for development in Jurong Lake District and Woodlands Avenue 2CBRE Ministry of National Development

CBRE research notes that while confirmed supply dipped ~6% from 1H 2025, the Reserve List expanded ~29%, allowing responsive release aligned to market conditions.CBRE

4. Market Implications & Developer Sentiment

Property analysts recognize that while 2H 2025 GLS supply is slightly lower than 1H 2025, it's still well above average annual pipelines seen before 2024. This sustained level supports stable private housing supply.Singapore Business Review Property Review SG

EC Focus: The inclusion of 990 EC units offers more affordable pathways for HDB upgraders and young families.Property Review SG 99.co
Strategic Site Picks: Sites like Bukit Timah Road and Dover Road are highly attractive, thanks to MRT proximity, amenities, and planning districts.CBRE Singapore Business Review
Balanced Policy: The Reserve List flexibility reflects a calibrated strategy—inject supply, manage price pressures carefully, and adapt in real time.CBRE Singapore Business Review

5. What This Means for Stakeholders

Stakeholder	Key Impact
Homebuyers	More options across pricing tiers—from ECs to CCR and suburban locations.
Developers	Balanced, diversified GLS opportunities; pace-sacying with reserve flexibility.
Market Watchers	Active pipeline indicative of long-term planning and price moderating intent.

Conclusion

The 2H 2025 GLS Programme underscores the Government’s continued dedication to a robust and diverse land supply framework. Through 10 Confirmed List sites and a responsive Reserve List, Singapore ensures a resilient housing development pipeline—with notable EC supply, mixed-use precincts, and geographic breadth to support varied housing needs.

As the land market unfolds across end-2025, stakeholders—buyers, developers, and policymakers—should stay attuned to how Reserve List activations and tender results reflect demand dynamics and urban strategy execution.