Singapore to Release Highest Private Housing Supply Since 2014 — What It Means for Buyers & Developers in 2025

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Big news for the Singapore property market — the Government has just announced the 2H 2025 GLS (Government Land Sales) programme, and it’s setting new records.

We’re looking at 17,705 private residential units (including ECs) released across all of 2025 — the highest level of annual supply since 2014. Yes, you read that right.

Let’s break down what’s going on and what it means for all of us — whether you’re buying, selling, developing, or investing.

🔍 Why This GLS Release Is a Big Deal

For 2H 2025 alone, 9,200 private homes (incl. ECs) are being made available under the Confirmed and Reserve Lists — up 8.2% from 1H 2025.

Source: PropNex Research, MND

On the Confirmed List, we’ll see:

  • 10 residential plots, including 2 EC sites

  • Expected yield: 4,725 units, of which 990 are ECs

While that’s slightly lower than the 5,030 units offered in 1H 2025, the total Confirmed List supply for 2025 comes in at 9,755 units, way above the 5-year average of 6,558 units (2020–2024).

🧩 The EC Comeback: Strongest Push Since 2014

One of the standout trends this year: Executive Condominiums (ECs) are back in the spotlight.

  • 5 EC sites offered in 2025 (vs. only 2 per year in recent years)

  • Close to 2,000 new EC units potentially entering the market

  • As of April 2025, only 50 new EC units left unsold islandwide

  • Aurelle @ Tampines EC sold out in just a month!

New ECs are coming to:

  • Woodlands Drive 17 (560 units)

  • Miltonia Close (430 units)

This is timely. Given current demand, EC buyers are getting priced out or squeezed. More plots = more chances for buyers, and (hopefully) more reasonable bid prices from developers.

📍 Where Are These New GLS Sites?

All 10 Confirmed List sites are new. Some noteworthy locations include:

  • Bedok Rise: Last empty plot in front of Tanah Merah MRT

  • Bukit Timah Road: Near Newton MRT, right beside the former transitional office site

  • Dover Road: Surrounded by top schools and near one-north MRT

  • Tanjong Rhu, Kallang Avenue, Dunearn Road: Prime plots near MRT

  • Lentor Central & Dairy Farm Walk: OCR sites with potential mass market appeal

Most of these sites are MRT-adjacent, a huge plus in both demand and eventual pricing.

🧱 What’s on the Reserve List?

The Reserve List has 12 sites — including 6 residential, 1 commercial, 3 white sites, and 2 hotel plots.

Interesting highlights:

  • A Cross Street residential site meant for long-stay serviced apartments

  • A Telok Ayer hotel site also requiring long-stay use

  • Media Circle Parcel B (got zero bids earlier this year) has been pushed here

These are optional plots that can be triggered by developer interest — a flexible way to release more land if the market is hungry.

💬 What the Market’s Saying

According to PropNex CEO Ismail Gafoor:

“The 2H 2025 GLS slate is well-calibrated with a good geographical spread, including in emerging precincts like Bukit Timah Turf City. We expect keen interest from developers, especially after strong Q4 2024 and Q1 2025 new home sales.”

Here’s what the recent data shows:

  • Q4 2024 sales: 3,420 new homes sold (ex. EC)

  • Q1 2025 sales: 3,375 new homes sold (ex. EC)

  • Unsold stock as of Q1 2025: just 18,125 units, lowest in 5 quarters

  • Tender participation: Average of 3.6 bids per site in 2025 (up from 2.1 in 2024)

Confidence is definitely returning — especially after the Bayshore Road GLS site drew 8 bids and sold for a record $1,388 psf ppr in the OCR.

🔎 Hot Sites to Watch

Certain plots are expected to draw intense competition:

  1. Dover Road
    Near one-north MRT and a mega cluster of schools:
    ACS, Fairfield, Singapore Poly, INSEAD, UWC SEA — you name it.
    Ideal for family-centric buyers and investor demand.

  2. Bedok Rise
    In front of Tanah Merah MRT — this is the last available plot near the station.
    Sceneca Residence (launched in Jan 2023) has sold 264 out of 268 units as of May 2025.

  3. Bukit Timah Road / Newton MRT
    Next to where Kopar at Newton now sits.
    Kopar sold 372 out of 378 units since launch in 2020 — solid demand in the area.

Brief summary of New Confirmed List sites 2H 2025

Confirmed List Site Remarks

Bukit Timah Road – 340 units

 *New Site

  • Attractive location in the Central Region and next to Newton MRT station
  • Sitting on a previous transitional office site which was awarded in August 2007 with a lease of 15 years
  • It is also near to the Orchard Road shopping belt and Novena commercial node. Schools in the vicinity include Singapore Chinese Girls’ School, St. Joseph’s Institution, and Anglo-Chinese School (Junior)
  • The last GLS site to be sold in this area was the Kampong Java plot which was awarded in January 2019

Bedok Rise – 380 units

 *New Site

  • Regular-shaped plot in front of the Tanah Merah MRT station
  • Not far from employment nodes in Changi Business Park, Tampines Regional Centre, and Changi Airport
  • The last GLS site to be sold in this area was the Tanah Merah Kechil Link site (Sceneca Residence), which was awarded in November 2020. The project has nearly sold out since its launch in January 2021
  • Competition for this site is expected to be strong given the limited supply of unsold stock in this locale amid healthy demand for mass-market homes

Woodlands Drive 17 EC – 560 units

 *New Site

  • An odd-shaped elongated plot located next to the Woodlands Health Campus, and near to several schools including Innova Primary School, Christ Church Secondary School and Woodgrove Secondary School
  • It is within walking distance to the Woodlands South MRT station on the Thomson-East Coast Line and not far from Woodlands Regional Centre
  • It is a stone’s throw from the earlier Woodlands Drive 17 EC site that was launched in April 2025 under the 1H 2025 GLS programme

Dairy Farm Walk – 500 units

 *New Site

  • This will be the fifth and largest plot to be offered in the Dairy Farm area
  • It is slightly closer to the Hillview MRT station compared with the previous GLS site sold, being the Dairy Farm Walk plot which was awarded in January 2025 for about $505 million ($1,020 psf ppr)
  • The last project launch in the locale was The Botany @ Dairy Farm which was hit the market in in March 2023 and has almost completely sold out

Dover Road – 625 units

 *New Site

  • Regular-shaped plot located along Dover Road near to the one-north MRT station on the Circle Line
  • This plot can yield 625 homes and 3,000 sq m of commercial space, which will inject new F&B and retail offerings for residents in the Dover and one-north area
  • Not far from commercial offerings in Buona Vista and it is also near several popular schools including, Fairfield Methodist School, Anglo-Chinese School (Independent), United World College (Dover Campus) and Tanglin Trust School.

Tanjong Rhu Road – 525 units

 *New Site

  • The first residential GLS site to be released in the Tanjong Rhu area since 1997, where Water Place condominium currently sits
  • Site is less than 10-minutes’ walk to the Katong Park MRT station on the Thomson-East Coast Line. It is also near to Dunman High School and is beside the Singapore Swimming Club
  • The plot is across from new high-rise BTO flats at Tanjong Rhu Riverfront II, which may potentially blocked views towards the Geylang River from homes on this plot, especially those on the lower floors

Dunearn Road – 335 units

 *New Site

  • Second Dunearn Road site to be offered as part of the Bukit Timah Turf City precinct under the GLS; the first plot (adjacent to subject site) was launched for sale via tender in April 2025
  • Within walking distance to Sixth Avenue MRT station on the Downtown Line, and is near several popular schools, including Nanyang Girls’ High School, Hwa Chong Institution, and Methodist Girls’ School
  • Last GLS site to be sold in the area was the Fourth Avenue site awarded in December 2017 where Fourth Avenue Residences currently sits

Kallang Avenue – 450 units

 *New Site

  • First residential GLS site to be released around the Kallang MRT station; within walking distance to both Bendemeer MRT station on the Downtown Line and Kallang MRT station on the East-West Line
  • A side of the plot faces the Kallang River, offering the potential for waterfront homes
  • However, the site is also near to the light industrial estate in Kallang Avenue, Kallang Bahru and Boon Keng Road which may not appeal to some prospective buyers

Lentor Central – 580 units

 *New Site

  • Eighth residential site to be offered via GLS in the Lentor area, with the most recent site sold being Lentor Gardens that was awarded in April 2025
  • Located within walking distance to Lentor MRT station on the Thomson-East Coast Line, and adjacent to mixed-use development Lentor Modern – which will provide convenient access to commercial amenities
  • Schools within 2-km proximity include Anderson Primary School, CHIJ St. Nicholas Girls’ School, Mayflower Primary School, and Ang Mo Kio Primary School.

Miltonia Close (EC) – 430 units

 *New Site

  • The site is not particularly near to an MRT station, but future homes will likely enjoy scenic views as part of the site fronts the Orchid Country Club and faces the Lower Seletar Reservoir
  • It is near several schools – including Naval Base Primary School, Northland Primary School, and Chung Cheng High School (Yishun) – which could make this project attractive to families and young couples
  • With the abundance of HDB projects in the area, the upcoming EC project on the site may potentially see strong demand HDB upgraders

Source: PropNex Research, URA Space

 

Brief summary of New Reserved List sites 2H 2025

Reserved List Site Remarks

Cross Street – 300 units

 *New Site

  • Odd-shaped plot located on the doorstep of the Telok Ayer MRT station on the Down Town Line
  • The site is purely for long-stay apartments use only. It can yield 300 apartment units and 750 sq m of commercial space, which will offer new F&B and retail offerings for residents and office workers
  • This plot is not likely to be triggered soon, in view of long-stay serviced apartments being still an untested product, and the potential supply of residential units that may come on the leasing market owing to several new launches in the city

Telok Ayer Street – 200 units

 *New Site

  • The site is near to the Telok Ayer MRT and it can yield an estimated 350 hotel rooms, 200 long-stay serviced apartments, and 2,750 sq m of retail space
  • This site, along with the plot in Cross Street can help to foster a more vibrant neighbourhood and enliven the CBD

 

Source: PropNex Research, URA Space

🧭 What Does This Mean for You?

If you’re a buyer or upgrader

  • Expect more choices, especially in mature estates with MRT access

  • EC buyers: Keep a close eye — competition is still stiff, but more launches will help balance things out

If you’re a developer or investor

  • GLS sites offer more certainty vs. en bloc

  • Bidding will be fierce for well-located plots

  • Pricing strategy and unit mix will make or break your launch

If you’re a seller

  • You’ll need to price and position your resale unit more competitively

  • More launches in your estate = buyers comparing apples to apples

🏁 Final Thoughts

The Government’s 2025 land strategy is clear:
🟢 Keep the supply pipeline flowing
🟢 Stabilise home prices
🟢 Give buyers more options in choice locations

We’re entering a market that rewards informed decisions and strategic moves. Whether you’re hunting for an EC, entering the CCR, or planning to sell, it’s important to watch how these GLS sites shape the landscape.

If you’d like a breakdown of which upcoming projects might suit your goals — Let’s chat.

Reach out for a no-obligation consultation HERE!

 

 

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Dillon @ 9389 1992

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