Summary

The Government Land Sales (GLS) programme is how the State sells land for new private homes in Singapore, and it works through two lists. Sites on the Confirmed List are launched for sale on pre-determined dates, mostly by tender. Sites on the Reserve List are not put up for tender until a developer applies with a minimum price the Government finds acceptable, or until enough developers show interest, the Urban Redevelopment Authority (URA) says.

The two Confirmed Lists for 2026 carry 9,320 private homes, including executive condominium (EC) units. That is more than 50% above the average annual Confirmed List supply of the past 10 years, URA said in June 2026, when it also put the private housing pipeline, including ECs, at about 61,000 units.

What this means for Singapore buyers and developers

Confirmed List and Reserve List

Confirmed ListReserve List
When a site is soldOn pre-determined datesOnly after a developer's application is accepted, or if the Government sees enough market interest
2H2026 sites9 (8 private residential, 1 White site)13 (8 private residential, 1 commercial, 2 White, 2 hotel)
2H2026 private homes4,745, including 735 EC unitsPotentially 4,455

Sources: URA, media release of 3 Jun 2026; URA, FAQ on General Land Sales (updated 6 Aug 2026).

The Confirmed List runs to a timetable. URA's list of current sale sites, updated on 29 October 2026, shows 14 Confirmed List sites: seven awarded, the Orchard Boulevard tender closed and awaiting a decision, East Coast Road and the Town Hall Link White site open for tender, and De Souza Avenue, Tanjong Rhu Close, Berlayar Close and Holland Plain due to launch in November and December. The East Coast Road tender, for about 85 homes, closes on 3 December 2026.

How a Reserve List site is triggered

URA's Reserve List procedure, updated on 27 October 2026, sets out the steps:

  • A developer applies with the minimum price it is willing to bid. The application is accepted only if the Government finds that price acceptable.
  • Within two weeks, the developer signs an agreement to bid at least that price and pays a deposit of 3% of the minimum price, capped at S$5 million.
  • URA then announces that the site has been triggered for sale, without naming the applicant.
  • The deposit is forfeited if the applicant does not bid, submits an invalid bid or bids below its minimum price. It is refunded if the applicant bids as agreed but is not the highest bidder.
  • The Government may also launch a site if more than one unrelated party submits a minimum price close to its reserve price.

URA releases Reserve List sites for application in stages. On 27 October 2026, it made two more residential sites available: Chuan Grove, for about 930 homes, and Plymouth Avenue/Dunearn Road, for about 250.

Bids are not always accepted

A tender does not guarantee a sale. In February 2024, URA did not award the Marina Gardens Crescent White site because its only bid was "assessed to be too low", and moved the site to the Reserve List, where it is still available for application. By contrast, URA awarded the Marina Gardens Lane residential site to EL Development for S$450.1 million on 26 October 2026. When a tender closes, URA publishes details of the bids received and announces its decision after evaluating them.

What developers commit to

  • Lease: land sold under the GLS programme carries a lease of no more than 99 years, set before the site is launched, the Ministry of Law said in 2019.
  • Completion: new sale conditions no longer carry a liquidated damages clause. A developer that needs more time must apply to extend the project completion period and pay an extension premium on the tendered land price, charged at a rate per annum: 8% for the first year of extension, 16% for the second and 24% for the third and later years. URA notes that the rates may be revised from time to time.
  • Sales: foreign housing developers must sell all the homes within two years of the Temporary Occupation Permit (TOP), under the land sales conditions.

Reading the pipeline

Of the roughly 61,000 units in the pipeline, about 42,000 had planning approval and about 19,000 were on GLS and awarded en bloc sites without it, URA said in June. About 32,000 unsold units could be released for sale over the next two years or so. The Government reviews the GLS programme every half-year, so the next programme will set land supply for the first half of 2027.

FAQ

What is the difference between the two lists? Confirmed List sites are launched on set dates. Reserve List sites are sold only when a developer commits to a minimum price the Government accepts, or when the Government sees enough interest.

Does the highest bid always win? No. The Government can decline to award a site, as it did at Marina Gardens Crescent in 2024.

Education only — not investment advice.

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