| Project | Area | District | Developer | Units | Land Cost (psf ppr) | Est. PSF | Signal |
|---|
Data sources: URA · PropNex · ERA · EdgeProp · 99.co · Stacked Homes. As of March 2026. Grey rows = 2025 launches with balance units. Prices subject to change. Verify all figures before making investment decisions.
The GLS programme is Singapore's supply valve. The government controls exactly how much land enters the market — making it the single strongest price-floor signal for any serious buyer or investor.
| Location | District | Type | Est. Units | Region | Signal |
|---|---|---|---|---|---|
| Bayshore Drive (Mixed-Use) | D16 | Condo + Comm. | ~1,280 | RCR | Above Bedok South MRT · 242k sqft commercial GFA · integrated hub |
| New Upper Changi Road | D16 | Condo | ~1,040 | OCR | Near Bedok MRT · largest residential GLS H1 2026 · upgrader demand |
| River Valley Green (Parcel C) | D9 | Condo | ~470 | CCR | Near Great World MRT · prime River Valley corridor · high-demand CCR |
| Sembawang Drive (EC) | D27 | EC | ~450 | OCR | Near Canberra MRT · strong upgrader catchment in the North |
| Lorong Puntong (Sin Ming Ave) | D20 | Condo | ~400 | RCR | Bishan / Sin Ming corridor · near Marymount MRT · established estate |
| Peck Hay Road (Newton) | D11 | Condo | ~315 | CCR | Next to Newton MRT Interchange · boutique CCR · high psf expected |
| Berlayar Drive (GSW) | D4 | Condo | ~260 | CCR | Greater Southern Waterfront precinct · long-horizon appreciation play |
| Canberra Drive (EC) | D27 | EC | ~185 | OCR | Near Canberra MRT & Plaza · smaller EC parcel · Sembawang submarket |
| Holland Plain | D10 | Condo | ~130 | CCR | Holland Village enclave · boutique CCR · premium lifestyle pricing |
Land cost is locked in for these sites. Breakeven pricing is now derivable — these are the launches entering the market in 2026.
| Location | District | Developer | Est. Units | Land Cost (psf ppr) | Signal |
|---|---|---|---|---|---|
| Bukit Timah Road (Newton) | D11 | HH Investment | ~340 | $1,820 ↑ Record CCR since 2018 | Highest H2 2025 land bid · strong CCR developer confidence |
| Tanjong Rhu Road | D15 | CDL / Woh Hup | ~240 | $1,455 | Freehold-adjacent site · Marina Bay views · RCR premium potential |
| Dunearn Road | D10 | Frasers / Sekisui / CSC Land | 380 | $1,410 | Near Botanic Gardens · greenery premium · boutique CCR positioning |
| Dorset Road | D8 | UOL / SingLand / Kheng Leong | 428 | $1,338 9 bids | Near Farrer Park MRT · strong competition signal · RCR value |
| Bedok Rise | D16 | Bellis Residential | ~260 | $1,330 | Near Bedok MRT · mature estate · upgrader-heavy demand base |
| Telok Blangah Road | D4 | Kingsford | 745 | $1,326 | Greater Southern Waterfront · large-scale launch · long-term upside |
Government is sustaining supply at a high level — but deliberately, not aggressively. CCR land bids hit a record $1,820 psf ppr at Bukit Timah, revealing strong developer confidence in prime district recovery. OCR and RCR supply is anchored to integrated transport hubs and established estates, which supports a price floor in those corridors. For buyers: the 2025–2026 window is a CCR entry moment before new launches reprice the market upward. For upgraders: OCR projects near MRT remain the strongest risk-adjusted play right now.
Sources: URA · ERA · EdgeProp · 99.co · MND. H1 2026 Confirmed List subject to tender outcome and award. Land prices shown for awarded sites only. As of March 2026.
En bloc data is a leading indicator of developer land appetite. When developers pay $800M+ for aging estates, they are pricing in a significant uplift — and that land cost sets the minimum launch psf. What sellers receive today, buyers pay a premium on tomorrow.
These en bloc deals are done. The land cost is locked — and it directly sets the minimum launch psf for the new project. Use this to benchmark whether a showflat price is justified.
| En Bloc Site | District | Year Sold | Sale Price | Land Cost (psf ppr) | Developer | New Launch | Launch Est. |
|---|---|---|---|---|---|---|---|
| Chuan Park | D19 | 2022 | $890M | $1,042 | Kingsford | Chuan Grove (1,055 units) | 2026 |
| Meyer Park | D15 | 2023 | $392M | $1,668 | UOL / SingLand | Tanjong Rhu Road (~240 units) | 2026–27 |
| Thomson View | D20 | 2025 | $810M | $1,178 | UOL / CapitaLand / SingLand | Thomson View (1,240 units) | Preview Mid-2026 |
| River Valley Apartments | D10 | 2025 | $56M | $1,622 | Singapore Family Office | Serviced Apartments (non-residential) | TBC |
| Delfi Orchard | D9 | 2024 | $439M | $3,346 Record CCR | Undisclosed | Commercial / Mixed-use | TBC |
These sites are currently in the market seeking buyers. Success here signals continued developer appetite for private land — and future supply entering the pipeline.
| Site | District | Type | Units / Size | Asking Price | psf ppr (Guide) | Tender Close | Outlook |
|---|---|---|---|---|---|---|---|
| Serenity Park | D28 | Residential | 179 units → ~380 new | $505M | $1,453 | Mar 26, 2026 | Freehold OCR · low-rise 5-storey limit · yield on land may challenge developers |
| Tan Boon Liat Building | D3 | Commercial | Mixed-use | Reduced | TBD | May 12, 2026 | Industrial / mixed-use · price reduction signals valuation gap to close |
En bloc activity in 2024–2025 is dominated by large-scale residential sites in D19 and D20 and CCR commercial properties hitting record psf ppr. This tells you two things: developers are confident enough in future demand to pay premium land prices, and CCR is back on their radar. For existing owners in aging CCR and RCR estates — especially those 25+ years old — this is the window to explore collective sale potential. For buyers, use the en bloc land cost column above to stress-test whether a new launch price is reasonable or inflated.
Sources: EdgeProp · 99.co · Stacked Homes · tracygoh.sg · URA. As of March 2026. Active tender outcomes subject to change. Not all en bloc attempts succeed.
Before you book a showflat appointment, let me walk you through what the data says. Breakeven analysis, comparable transactions, district trajectory — no fluff.
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