Singapore's private housing supply is written here first. The 33 sites below carry roughly 18,623 future homes — around three years of typical new launch absorption — and 25 of them are already awarded, with a developer attached. One tender dominates the next fortnight: the Bayshore Drive mixed-use site, the largest plot in the pipeline, closes at noon on 15 July 2026 with analysts expecting the top bid to exceed $1 billion. And the launch season has already begun — Dunearn House previews 10–22 July, opening a run of previews that stretches through 2027; every target window we track is in the table and the launch calendar below.
| Indicative launch psf | Developer / consortium | |||||||
|---|---|---|---|---|---|---|---|---|
| Bayshore Drive (GLS)Bayshore Drive Residences | Tendered | D16 · OCR | Mixed-use | 1,280 | — | $2,700–$3,200◆ | H1 2027 | TBC |
| Peck Hay Road | Awarded | D11 · CCR | Landed | 315 | $1,865 | $3,500–$4,000◆ | — | CDL and Hong Realty JV |
| Bukit Timah Road | Awarded | D11 · CCR | Landed | 340 | $1,825 | $3,500–$3,800◆ | — | HH Investment |
| River Valley Green (Parcel C) | Awarded | D09 · CCR | Landed | 470 | $1,730 | $3,500–$4,200◆ | — | SMCL Haven 3 Pte. Ltd. and CSC Land Group (Singapore) Pte. Ltd. |
| Dunearn Road (Plot 2) | Awarded | D21 · OCR | Landed | 335 | $1,625 | $3,000–$3,500◆ | — | Winrich Investment Pte. Ltd. and Metrobilt Construction Pte Ltd. |
| Dover Drive | Awarded | D05 · RCR | Landed | 625 | $1,556 | $2,700–$3,400◆ | H2 2027 | CNQC Realty, Forsea Residence, and Jianan Realty |
| Holland Link (GLS)Amberwood at Holland | Awarded | D10 · CCR | Landed | 240 | $1,491 | $3,000–$3,500◆ | Sep/Oct 2026 | Sim Lian Group |
| Holland Plain (Parcel B) | Awarded | D10 · CCR | Landed | 280 | $1,491 | $3,000–$3,500◆ | — | Sim Lian Land Pte Ltd |
| Tanjong Rhu RoadTanjong Rhu Grand | Awarded | D15 · RCR | Landed | 525 | $1,455 | $2,800–$3,300◆ | H1 2027 | CDL Constellation Pte. Ltd. and Bedrock Ventures Pte. Ltd. |
| Kallang Close | Awarded | D14 · RCR | Landed | 470 | $1,415 | $2,800–$3,300◆ | H2 2027 | Frasers Property Phoenix Pte. Ltd. and MJR Investment Pte. Ltd. |
| Dunearn RoadDunearn House | Awarded | D21 · OCR | Landed | 370 | $1,410 | $2,900–$3,200◆ | 10-22 Jul 2026 | Frasers Property, Sekisui House & CSC Land |
| Chuan Grove (GLS) | Awarded | D19 · OCR | Landed | 1,060 | $1,376 | $2,500–$2,700◆ | Q4 2026 | Sing Holdings Residential Pte Ltd and Sunway Developments Pte Ltd |
| Dorset Road | Awarded | D08 · RCR | Landed | 430 | $1,338 | $2,500–$3,000◆ | H1 2027 | United Venture Development Pte Ltd |
| Bedok RiseBedok Rise Residences | Awarded | D16 · OCR | Landed | 380 | $1,330 | $2,450–$2,600◆ | H1 2027 | Bellis Residential Pte. Ltd. |
| Telok Blangah RoadTelok Blangah Residences | Awarded | D04 · RCR | Landed | 740 | $1,326 | $2,450–$3,100◆ | H1 2027 | Kingsford Group |
| Lentor Central (Plot 4) | Awarded | D26 · OCR | Landed | 580 | $1,278 | $2,300–$2,500◆ | — | GuocoLand, Intrepid Investments, TID consortium |
| Hougang CentralHougang Central Residences | Awarded | D19 · OCR | Mixed-use | 835 | $1,179 | $2,500–$2,800◆ | H1 2027 | UOL Group & CapitaLand |
| Thomson Reserve | Awarded | D20 · RCR | Landed | 1,268 | $1,178 | $2,450–$2,700◆ | Oct 2026 | UOL Group & CapitaLand |
| Lakeside DriveLucerne Grand | Awarded | D22 · OCR | Landed | 570 | $1,132 | $2,450–$2,900◆ | 11 Sep 2026 | City Developments Limited (CDL) |
| Chencharu Close (GLS)Chencharu Grand | Awarded | D27 · OCR | Mixed-use | 875 | $980 | $2,350–$2,700◆ | H1 2027 | Evia MCS Pte. Ltd. |
| Dairy Farm Walk (Plot 3) | Awarded† | D23 · OCR | Landed | 500 | $962 | $1,880–$2,170 | — | TBC |
| Woodlands Drive 17 (2H 2025) (EC) | Awarded | D25 · OCR | EC | 560 | $794 | $1,900–$2,200◆ | H1 2027 | Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd |
| Woodlands Drive 17 (EC)Wynwood Grand | Awarded | D25 · OCR | EC | 420 | $782 | $1,800–$2,100◆ | Q4 2026 | CDL Divine Pte. Ltd. |
| Senja Close (EC)Solano Grand | Awarded | D23 · OCR | EC | 295 | $771 | $1,800–$2,200◆ | Q1 2027 | City Developments Limited |
| Sembawang Road (EC) | Awarded | D27 · OCR | EC | 265 | $692 | $1,800–$2,100◆ | Q1 2027 | Oriental Pacific Development Pte. Ltd. |
| Upper Thomson (Parcel A) | Awarded | D26 · OCR | Landed | 595 | — | $2,350–$2,600◆ | Q4 2026 | Wee Hur Property Pte Ltd and GSC Holdings Pte Ltd. |
| Miltonia Close (EC) | Confirmed | D27 · OCR | EC | 430 | — | — | Q2 2027 | TBC |
| New Upper Changi Road | Confirmed | D16 · OCR | Landed | 1,010 | — | — | — | TBC |
| Lorong Puntong | Confirmed | D20 · RCR | Landed | 310 | — | — | — | TBC |
| Berlayar Drive | Confirmed | D04 · RCR | Landed | 415 | — | — | — | TBC |
| Canberra Drive (EC) | Confirmed | D27 · OCR | EC | 185 | — | — | — | TBC |
| Admiralty Walk (EC) | Confirmed | D27 · OCR | EC | 450 | — | — | — | TBC |
| Town Hall Link | Confirmed | D22 · OCR | Mixed-use | 1,200 | — | — | — | TBC |
How to read this table
Status follows the life of a site. Confirmed means the site sits on a GLS Confirmed List but has not been tendered — no land price exists yet. Tendered means bids are being invited right now. Awarded means a developer has won the site and is preparing for launch, typically 9–15 months out. Once a project previews or launches, it graduates from this tracker to our new launch tracker, where it gets a live map entry and bedroom-level pricing.
Land (psf ppr) is the winning bid in dollars per square foot per plot ratio — the land cost per square foot of buildable floor area. It is the cleanest way to compare tenders across sites of different sizes, and it is the anchor for every launch price estimate we publish.
Target preview is the window in which we expect the developer to open the show flat, from our master dataset — compiled from developer announcements, agency briefings and our own launch-cycle model (typically 9–15 months from award). Windows are indicative until a developer confirms dates; we tighten them as launches approach. A dash means the site has not been awarded, so no credible window exists yet.
Indicative launch psf is produced by our pricing model: the awarded land rate plus current construction and development cost ($600–$1,000 psf depending on product class, higher for integrated developments), multiplied by a 10–20% developer margin. Figures marked ◆ are calibrated estimates — the full five-step model including documented market calibration and a plot-ratio range rule; unmarked figures are raw cost-model bands. The complete model, its assumptions and its back-testing are published on our pricing methodology page, and our 1H 2026 GLS mid-year review shows it applied to the current confirmed list.
What stands out in the current pipeline
- The CCR land market has repriced. Two Newton-area tenders seven months apart — Bukit Timah Road at $1,825 psf ppr (Nov 2025) and Peck Hay Road at $1,865 psf ppr (Jun 2026) — are the two highest residential GLS land rates since 2018. Both imply launch averages above $3,000 psf.
- The East is the volume story. Bayshore Drive (1,280 units, tender open), New Upper Changi Road (~1,010 units, awaiting tender) and the awarded Bedok Rise site (~380 units at $1,330 psf ppr) put District 16 at the centre of 2026–2028 supply.
- Mega-sites mean consortiums. Every recent mixed-use award above $1 billion — Hougang Central, Chencharu Close — went to a multi-developer consortium, and Bayshore Drive is expected to follow the same pattern.
- EC land remains the value pocket. Awarded EC rates of $692–$794 psf ppr are roughly half the private median, which is why EC launches continue to clear quickly with HDB upgraders.
Pipeline at a glance — 7 Jul 2026
- Sites tracked (2025–2026 programmes)32
- Estimated pipeline homes18,623
- Awarded, pre-launch25 sites
- Highest awarded land rate$1,865 psf ppr (Peck Hay Road)
- Lowest awarded land rate$692 psf ppr (Sembawang Road EC)
- Median awarded land rate$1,334 psf ppr
- Largest single siteBayshore Drive — 1,280 units
Upcoming launches — the preview calendar
Awarded sites graduate into launches, and the master dataset now carries a target preview window for every project the developer has begun positioning. The calendar below lists all 23 upcoming launches we track — GLS-pipeline projects plus non-GLS launches such as The Island Residence, The Serra Residences and Belgravia Ace — ordered by target preview window. Dunearn House is previewing right now (10–22 July 2026), with Lucerne Grand next on 11 September and a heavy Sep/Oct cluster behind it.
| Indicative launch psf | Developer | ||||
|---|---|---|---|---|---|
| 10-22 Jul 2026 | Dunearn HouseDunearn Road | D21 · OCR | 370 | $2,900–$3,200 | Frasers Property, Sekisui House & CSC Land |
| 11 Sep 2026 | Lucerne GrandLakeside Drive | D22 · OCR | 570 | $2,450–$2,900 | City Developments Limited (CDL) |
| Sep/Oct 2026 | Amberwood at HollandHolland Link (GLS) | D10 · CCR | 240 | $3,000–$3,500 | Sim Lian Group |
| Sep/Oct 2026 | The Serra Residences | D11 · CCR | 133 | $3,000–$3,500 | Far East Organization |
| Sep/Oct 2026 | Belgravia Ace | D28 · OCR | 104 | — | Tong Eng Group |
| Oct 2026 | Thomson Reserve | D20 · RCR | 1,268 | $2,450–$2,700 | UOL Group & CapitaLand |
| Q4 2026 | Chuan Grove (GLS) | D19 · OCR | 1,060 | $2,500–$2,700 | Sing Holdings Residential Pte Ltd and Sunway Developments Pte Ltd |
| Q4 2026 | Upper Thomson (Parcel A) | D26 · OCR | 595 | $2,350–$2,600 | Wee Hur Property Pte Ltd and GSC Holdings Pte Ltd. |
| Q4 2026 | Wynwood GrandWoodlands Drive 17 (EC) | D25 · OCR | 420 | $1,800–$2,100 | CDL Divine Pte. Ltd. |
| Q4 2026 | The Island Residence | D04 · CCR | 84 | $2,800–$3,300 | Keppel |
| H1 2027 | Bayshore Drive ResidencesBayshore Drive (GLS) | D16 · OCR | 1,280 | $2,700–$3,200 | TBC |
| H1 2027 | Chencharu GrandChencharu Close (GLS) | D27 · OCR | 875 | $2,350–$2,700 | Evia MCS Pte. Ltd. |
| H1 2027 | Hougang Central ResidencesHougang Central | D19 · OCR | 835 | $2,500–$2,800 | UOL Group & CapitaLand |
| H1 2027 | Telok Blangah ResidencesTelok Blangah Road | D04 · RCR | 740 | $2,450–$3,100 | Kingsford Group |
| H1 2027 | Woodlands Drive 17 (2H 2025) (EC) | D25 · OCR | 560 | $1,900–$2,200 | Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd |
| H1 2027 | Tanjong Rhu GrandTanjong Rhu Road | D15 · RCR | 525 | $2,800–$3,300 | CDL Constellation Pte. Ltd. and Bedrock Ventures Pte. Ltd. |
| H1 2027 | Dorset Road | D08 · RCR | 430 | $2,500–$3,000 | United Venture Development Pte Ltd |
| H1 2027 | Bedok Rise ResidencesBedok Rise | D16 · OCR | 380 | $2,450–$2,600 | Bellis Residential Pte. Ltd. |
| Q1 2027 | Solano GrandSenja Close (EC) | D23 · OCR | 295 | $1,800–$2,200 | City Developments Limited |
| Q1 2027 | Sembawang Road (EC) | D27 · OCR | 265 | $1,800–$2,100 | Oriental Pacific Development Pte. Ltd. |
| Q2 2027 | Miltonia Close (EC) | D27 · OCR | 430 | — | TBC |
| H2 2027 | Dover Drive | D05 · RCR | 625 | $2,700–$3,400 | CNQC Realty, Forsea Residence, and Jianan Realty |
| H2 2027 | Kallang Close | D14 · RCR | 470 | $2,800–$3,300 | Frasers Property Phoenix Pte. Ltd. and MJR Investment Pte. Ltd. |
Frequently asked questions
What is the GLS pipeline?
It is the queue of state land sites released under Singapore's Government Land Sales programme that have not yet launched as residential projects — Confirmed List sites awaiting tender, tenders currently open, and awarded sites where the developer is preparing a launch. This tracker follows 32 such sites totalling roughly 18,000 future homes.
What does psf ppr mean?
Dollars per square foot per plot ratio: the land price divided by the maximum buildable gross floor area. It standardises bids across sites of different sizes and plot ratios, and it is the single most important input into a project's eventual launch price.
How are the indicative launch prices calculated?
With our cost-based pricing model: (awarded land rate + construction & development cost) × (1 + 10–20% developer margin). Construction assumptions run $600–$700 psf for ECs, $750–$850 for standard private, $900–$1,000 for CCR product, plus $100–$150 for integrated developments. Estimates marked ◆ also carry documented market calibration and a plot-ratio range rule — see our pricing methodology page for the full model.
Which tender is open right now?
Bayshore Drive, the 5.74-hectare mixed-use site integrated with Bedok South MRT (TE30). It can yield about 1,280 homes plus 22,500 sqm of commercial space, and the tender closes at noon on 15 July 2026.
What is the difference between the Confirmed List and the Reserve List?
Confirmed List sites are tendered on a fixed schedule regardless of demand. Reserve List sites are only released when a developer commits to a minimum acceptable bid. This tracker focuses on Confirmed List and triggered sites, which produce firm supply.
How long after award does a project launch?
Typically 9–15 months, covering design finalisation, approvals, show flat construction and pricing. Sites awarded in late 2025 should launch from late 2026 through 2027.
Why do some rows show no land rate?
Those sites have not been tendered yet, so no land price exists. We publish the awarded rate and an indicative launch range within days of each tender closing.
Which new launches are coming up next?
Dunearn House previews 10–22 July 2026, followed by Lucerne Grand on 11 September and a Sep/Oct 2026 cluster — Amberwood at Holland, The Serra Residences, Belgravia Ace and Thomson Reserve. Q4 2026 brings Chuan Grove, Wynwood Grand and The Island Residence, and the big integrated projects — Bayshore Drive Residences, Chencharu Grand and Hougang Central Residences — target H1 2027. The full preview calendar above lists all 23.
Does an awarded land rate guarantee the launch price?
No. Developers set final pricing against market conditions at launch, product positioning and unit mix. Land cost sets the floor of what is economically rational, which is why it anchors — but does not determine — the outcome.
Update history
- Upper Thomson (Parcel A) added to the pipeline — 595 units in D26 by Wee Hur Property and GSC Holdings, target preview Q4 2026, indicative $2,350–$2,600 psf; land rate pending reconciliation. Pipeline restated to 33 sites / 18,623 units. Target preview windows published for all 23 upcoming launches from the master dataset, with a new preview calendar and a Target preview column in the main table. Confirmed project names added: Chencharu Grand, Bayshore Drive Residences, Amberwood at Holland, Solano Grand, Wynwood Grand, Lucerne Grand, Dunearn House, Tanjong Rhu Grand. Indicative launch ranges restated to published PropertyInsider estimates (◆). Lentor Central and Bukit Timah Road awards reconciled into the master dataset. Pipeline units restated to 18,028 (Lakeside Drive unit count updated).
- Estimates restated under pricing model v2 — (land + construction & development cost) × (1 + margin), with six calibrated estimates (◆); v1 multiplier bands retired.
- Page published. 32 sites tracked; Bayshore Drive tender open, closing 15 Jul 2026. Dairy Farm Walk ($962 psf ppr), Lentor Central ($1,278 psf ppr) and Bukit Timah Road developer marked from press-reported awards pending master dataset reconciliation.
Methodology & sources. Site list, unit yields, land rates and developer names are compiled from the URA Government Land Sales programme, published tender results and developer announcements, supplemented by press reports of awards where noted (†). Indicative launch prices are PropertyInsider.sg estimates produced by our published pricing model v2.
Disclaimer. Indicative launch prices are estimates only and are subject to developer pricing decisions, market conditions and product design. Nothing on this page is financial, investment or property advice. Figures are provided in good faith from sources believed reliable but are not guaranteed; verify against URA publications before relying on them. PropertyInsider.sg is an independent research publication and does not market any project listed here.