GLS Sites and Tender Results in Singapore: Who Won, What They Paid and What Is Coming Next

In URA's words, the Government Land Sales (GLS) Programme "releases State land for development by private developers", and "each GLS Programme is planned and announced every six months" (URA). Sites reach the market in one of two ways:

• The Confirmed List. Sites are "launched for sale at pre-determined dates and most land parcels are sold through tenders".
• The Reserve List. A site "will be put up for tender when a developer has indicated a minimum price which is accepted by the government".

Two agencies run the sales. URA "is the main land sales agent for the Government" and sells land "for commercial, hotel, and private residential developments". HDB sells the executive condominium (EC) sites, and its records of sites sold also cover condominium and mixed commercial-and-residential developments in HDB towns (HDB).

So a "GLS site" is a parcel of State land sold this way, and a "GLS condo" or "GLS building" is a development put up on one. PropKaki's table holds 1,225 of these sales: 972 through URA since 14 November 1967 and 253 through HDB since 1 February 1990. That is the record behind every figure on this page.

These are every residential award since January 2025, from URA and HDB. "Land price" is the tendered price per square foot of the maximum floor area allowed on the site (per plot ratio, or "psf ppr").

Source: PropKaki's GLS table to 16 June 2026; URA's award releases and tender annexes after that. "About" = the estimated number of homes in URA's or HDB's programme or launch release. Launch status from URA caveats to 30 August 2026. Not counted: Chitty Road and Veerasamy Road, awarded on 7 August 2026 to YK Land Pte. Ltd. for $35.3m, was a URA sale of 18 conserved buildings, not a GLS site (URA).

A few results stand out:

• The highest land price was Peck Hay Road (16 June 2026), at $1,865 psf ppr.
• The biggest cheque was Bayshore Drive: $2.13bn for a site that will be integrated with Bedok South MRT station and a bus interchange, with up to 1,280 homes (URA; our commentary).
• New Upper Changi Road went for $1.43bn, for about 1,010 homes (URA; commentary).
• Two sites drew a single bid: Holland Plain, awarded "to the sole tenderer" (URA), and Berlayar Drive (URA).
• Launched so far: all 7 launches are private URA sites awarded from January to July 2025. No EC or HDB mixed-use site awarded in this period had lodged a sale by 30 August 2026.

The winning tenderer is the company that signed the bid. Developers often bid through a company set up for the site, alone or jointly, so the names in the table are exactly as the award lists them.

"About" = the estimated number of homes in URA's programme for that half-year. Tampines Street 94 is matched to Pinery Residences on its developer, lease start and land area; HDB's list of sold sites does not name a project for it yet.

What is going up on each:

• Chencharu Close (Yishun). A mixed-use development "with integrated community and bus interchange facilities", with about 875 homes and a retail cap of 13,000 sqm (URA's 2H2024 programme).
• Hougang Central. A mixed-use development "with integrated bus interchange facilities", with about 835 homes and a retail cap of 40,000 sqm (URA's 1H2025 programme).
• Tampines Street 94. About 585 homes and up to 10,500 sqm of shops (1H2024 programme). PropKaki matches it to Pinery Residences (922–932 Bedok Reservoir Road). Its developer, Hoi Hup Sunway Tampines Residential Pte Ltd, carries the names of both winning tenderers; its lease starts on 7 January 2025, 89 days after the award; and it sits on 23,512 m² of land against HDB's 23,510.7 m². Its first sale was lodged on 27 March 2026, and URA's developer sales show 551 of its 588 units sold by June 2026.
• Chuan Grove. Two neighbouring URA sites sold in July and September 2025, both to Sing Holdings Residential and Sunway Developments. A third, larger Chuan Grove parcel (3.18 ha, about 935 homes) sits on the 2H2026 Reserve List, with its sale conditions due in October 2026 (URA).
• Holland Link, Tanjong Rhu Road and Kallang Close. Condo sites of 230, 525 and 470 homes. Don't confuse Tanjong Rhu Road with Tanjong Rhu Close, a separate 505-home site on the 2H2026 Confirmed List. The freehold Arina East Residences, also on Tanjong Rhu Road, is not a GLS project: GLS land is always leasehold.

The tender for the Chencharu Close parcel (HDB calls it Yishun P6) was launched on 26 September 2024 and closed on 11 September 2025, and HDB awarded it on 26 September 2025 to Evia MCS Pte. Ltd., Gamuda (Singapore) Pte. Ltd. and H108 Pte. Ltd. for $1,012,588,989.89 (HDB). That works out to $980 psf ppr of permitted floor area. Three bidders took part.

HDB lists the three companies as the successful tenderer, and that is how this page names them: the award does not say which groups stand behind each company.

The site carries more than homes. URA's programme describes "a mixed-use development with integrated community and bus interchange facilities (estimated 8,500 sqm GFA)", with about 875 homes and up to 13,000 sqm of retail (URA).

The project had not launched by 30 August 2026, 11 months after the award. HDB's own mixed-use sites have taken longer to launch than URA's condo sites: the 9 awarded since 2010 whose homes have launched took a median of 17 months from award to first sale, from 9 (Junction Nine Residences) to 28 (Pasir Ris 8). The two most recent, ParkTown Residence and Pinery Residences, took 19 and 18 months. That is a base rate, not a launch date (see the timing question below).

URA released the Lakeside Drive site on 8 April 2025, saying it "can potentially yield 575 residential units" and is zoned "Residential with Commercial at 1st Storey" (URA). The programme caps its retail space at 1,000 sqm (URA).

The tender closed on 3 June 2025 with six bids, and URA awarded it on 9 June 2025 to CDL Polaris Properties Pte. Ltd. and CDL Polaris Commercial Pte. Ltd. for $608.0m, or $1,132 psf ppr.

How close is it to the station? PropKaki measured from the centre of URA's site boundary to LTA's MRT exit points: 79 m to Lakeside MRT Exit A. For the other searched URA sites:

Straight-line distances, not walking routes.

No new-sale caveat had been lodged for the site by 30 August 2026.

Sources: URA's current sites and sites-for-tender pages (1, 2), URA's 2H2026 programme (Appendix 1), and HDB's GLS and open-tender pages (3, 4). Home counts are the agencies' estimates. Launch months are estimates: "Detailed sales conditions will be made available when the site is launched for sale."

On the Reserve List, three sites get their conditions of sale soon: Serangoon North View (about 235 homes, September 2026), Chuan Grove (about 935, October) and Plymouth Avenue/Dunearn Road (about 250, October). Ten more are "Available for Application": they go to tender only if a developer offers an acceptable minimum price.

Town Hall Link is the first piece of the Jurong Lake District master developer site, now sold in parcels (our commentary).

The EC sites already sold, and how long past EC sites took to launch, are on PropKaki's upcoming EC launches page.

URA announced the second-half programme on 3 June 2026. Its Confirmed List of nine sites "can yield 4,745 private residential units (including 735 EC units)", which "will bring the full year GLS Confirmed List supply for 2026 to 9,320 units, which is more than 50% higher than the annual average Confirmed List supply over the past 10 years" (URA). The first-half list had 4,575, "including 635 Executive Condominium (EC) units" (URA): so 1,370 of 2026's 9,320 Confirmed List homes are ECs.

The Reserve List adds another 4,455 potential homes that developers can trigger.

When it announced the programme, URA put the whole pipeline of private homes, ECs included, at "around 61,000 units", with "around 32,000 units" available for sale "in the next two years or so". That pipeline counts both routes to new land: "about 19,000 units from GLS sites and awarded en-bloc sites that have not been granted planning approval yet" (URA). URA's next quarterly release, on 24 July 2026, expects "about 60,600 private residential units (including ECs)" to be completed over the next few years (URA). PropKaki's guide to en bloc sales explains the second route.

Why so much? URA's reason is to "cater to the resilient demand for private housing and keep the property market stable and sustainable". For how the private market itself is moving, quarter by quarter, see PropKaki's private residential market overview. Whether today's prices look stretched is tested on PropKaki's property bubble check.

Confirmed List sites are launched on dates set in the programme. Reserve List sites wait for a trigger: a developer applies with the minimum price it will bid, and the site goes to tender if that price "is acceptable to the Government" (URA). The Government may also launch one if "more than one unrelated party has submitted a minimum price that is close to the government's Reserve Price" (URA). The applicant pays a deposit of "3% of the minimum price … capped at S$5 million", and "the identity of the applicant will not be disclosed to the public".

The bids. "Tenderers are required to submit firm and unconditional offers for the site" (URA). When the tender closes, the agency publishes the list of bids received, with each bidder's name and price, before any award ("This is not an announcement of tender award").

The award usually goes to the highest tenderer, but not automatically: HDB states that it "is not bound to accept the highest bid or any tender" (HDB).

How long it takes, across 64 URA residential tenders awarded since 2021:

• A median of 107 days from launch to close.
• A median of 8 days from close to award.

Land for a condo is priced per square foot of the floor area the site is allowed to build ("psf ppr"). Here is the median by year for URA's 99-year private condo sites:

Sites zoned residential, or residential with commercial space on the first storey, 99-year leases, URA as seller. 2026 runs to 18 September and includes four awards made after PropKaki's table was last loaded, from URA's releases.

On that basis the 2026 median is 15% above 2025 and 27% above 2021. Two cautions:

• A median of a dozen sites moves with where they are. A year with more city-fringe sites will price higher, with no change in the market.
• EC land is priced separately. HDB's EC sites went for $692 to $794 psf ppr in 2025–26, well below the private condo sites in the table.

Land is one cost among several. The launch price also has to cover construction, financing and the developer's margin, and it is quoted per square foot of each unit's own area, not of the site's floor area. So a land price is a floor under a project's costs, not a forecast of its launch price.

Bids per tender, URA residential sites:

Awarded tenders only. All 164 URA residential awards since 2011 carry a recorded bid count.

Single bids are rare. Since 2011, 6 sites were awarded on one bid: Silat Avenue (2018); Lentor Gardens (2023); Upper Thomson Road (Parcel B) (2024); Zion Road (Parcel A) (2024); Holland Plain (2026); Berlayar Drive (2026). A seventh drew one bid that URA turned down: the Media Circle site for long-stay serviced apartments closed on 19 September 2024 with "a sole bid", and "the tender has not been awarded as the sole bid is assessed to be too low" (URA). And since January 2025 one tender drew none: Media Circle (Parcel B) closed on 29 April 2025 with "no tender bids received for the site", and is back on the Reserve List (URA).

How close the bidding was. URA publishes every bid when a tender closes. Across 27 GLS tenders that closed from January 2025 to 15 September 2026 with two or more bids, the winning price beat the runner-up by a median of 4.4%. 7 were won by less than 2%; 6 by 10% or more. The widest margins were Dairy Farm Walk (closed January 2025: 23.1%), Holland Link (closed July 2025: 22.2%) and New Upper Changi Road (closed September 2026: 13.8%).

A close runner-up means several developers valued the land alike. A wide gap means the winner paid well above anyone else's view of it.

None of the 1,225 GLS sites in PropKaki's table is freehold (100% leasehold). The length of the lease varies with the use:

• Residential sites: 98.8% are 99-year. Non-landed residential alone: 98.0%.
• All sites in the table: 82.9% are 99-year. 78 are 60-year (mostly industrial), 44 are 103-year (offices, hotels, shops and some flats, all sold from 1974 to 1983), 35 are 15-year (mostly heavy-vehicle parks) and 33 are 30-year (mostly industrial).

The 10 residential exceptions:

Two are senior-housing sites on 60-year leases: Jalan Jurong Kechil (2012), where "retirement housing" was allowed, and Parry Avenue (2023), an "Assisted Living Development". The other 8 were sold on 103-year leases between 1974 and 1980. Every other residential GLS site since 1980 was sold on a 99-year lease.

The practical point: "GLS" tells you the land is leasehold, not how long the lease is. The term is set in each site's conditions of sale, and URA's tender annexes print it: every URA residential tender that closed from January 2025 to September 2026 was on a 99-year lease.

PropKaki matched each URA site to the project built on it and dated the first new-sale caveat. The match uses the lease: URA prints the lease start on most caveats, and for a URA site it is usually about three months after the award.

• Median: 14 months, across 41 launched sites awarded 2021–2025. Counting only 2021–2024 awards, which have all had time to launch, it is still 14 months (34 sites).
• Fastest: 11 months (Faber Walk, launched as Faber Residence).
• Slowest: 30 months (Slim Barracks Rise (Parcel B), launched as The Hill @One-North).

HDB's mixed-use sites carry a mall, a bus interchange or community space as well as homes. These are the ones awarded since 2010 whose homes have launched, using the project names in HDB's own list:

Months from award to the first new-sale caveat. Tampines Street 94 is PropKaki's match to Pinery Residences.

Against those base rates, by 30 August 2026: Lakeside Drive was 15 months past its award, the first Chuan Grove site 13, Holland Link 13 and the second Chuan Grove site 12; of HDB's mixed-use sites, Chencharu Close was 11 months past its award and Hougang Central 7. None had lodged a sale. The base rate is not a launch date: developers time launches to approvals, show flats and the market.

When a GLS project does launch, PropKaki's new-launch reviews set its prices against nearby resales.

What we used.

• PropKaki's GLS table. URA's Sale Sites layer on data.gov.sg (the sites URA has sold since 1967) and HDB's lists of residential and commercial sites sold since 1990: 1,225 sites, with awards from 14 November 1967 to 16 June 2026. JTC's industrial land sales are not in it.
• After that date. The 5 URA GLS awards made since were added from URA's own award releases, and every bid list from 2025 onwards from the Annex A published at each tender's close (read 19 September 2026). Chitty Road and Veerasamy Road, a URA sale of conserved buildings outside the GLS programme, is left out of every count.
• Launch status. From URA caveats to 30 August 2026, matched to each URA site through the lease start that URA prints on most caveats, usually about three months after the award. HDB-sold sites use HDB's own project names; Tampines Street 94 is our match to Pinery Residences, as HDB's list names no project for it.
• Home counts. URA's sale-site record, or the estimates in URA and HDB programmes and launch releases ("about").

How we calculated. Land price per sq ft of permitted floor area = tendered price ÷ maximum floor area, converted at 10.7639 sq ft per square metre, the same as URA's per-square-metre figures. Winning margin = winning price ÷ second price − 1. Medians are of sites, not weighted by size.

What we did not claim. We do not forecast launch prices, launch dates or developer profits, and we do not rank developers. Winning tenderers are shown as awarded: we do not say which groups own them. We quote no all-time land-price record, because earlier awards could not be checked against URA's own figures the way 2025–26 awards were.

Rules are as of 19 September 2026: verify on URA and HDB before relying on them. Read more about how PropKaki works with data on our methodology page. This page is for information only; it is not legal or financial advice.