1H 2025 GLS: 6 Private Residential Sites, 1 Commercial & Residential Site and 3 EC Sites on Confirmed List!

The 1H 2025 Government Land Sales (GLS) program saw an increase in the overall private home supply to 8,505 units, up from 8,140 units in 2H 2024. A total of ten sites were placed on the Confirmed List, comprising six private residential sites, one Commercial & Residential site, and three EC sites.

Collectively, the 1H 2025 GLS Confirmed List includes 5,030 private homes, comprising 980 Executive Condominium (EC) units, while the Reserve List will offer an additional 3,475 residential units. Overall, the private home supply slated for 1H 2025 fell marginally by 0.4% compared to 2H 2024 but remains 7.7% lower than the supply in 1H 2024.

“We believe the steady supply of private homes may help to address the recent pick-up in new home demand, giving homebuyers the overview of a strong pipeline of upcoming launches. Separately, the 1H 2025 GLS sites on the Confirmed List presents aplenty of land-banking opportunities for developers in established HDB estates that tend to attract strong interest from HDB upgraders.”

Chart 1: Residential GLS Sites (No. of Units)

Source: URA, ERA Research and Market Intelligence

Where are the promising sites?

We believe the Telok Blangah and Dunearn Road sites will present first-mover opportunities for developers of the upcoming new residential precincts.

The Dunearn Road site will be the first private residential development launched following the announcement of Bukit Timah Turf City’s redevelopment plans earlier this year. The private residential site is nestled among the first upcoming HDB flats in Bukit Timah, and we expect the future residents to benefit from ample amenities as the area undergoes transformation.

Kickstarting the Greater Southern Waterfront transformation is the launch of this Telok Blangah Road site, where the former Keppel Golf Course used to be. Like Bukit Timah Turf City, this site will be an exciting prospect due to its central location, as well as being new estates, offering first movers’ advantage.

Within walking distance of Telok Blangah MRT, residents would be able to conveniently access work nodes at one-north, Buona Vista and the National University of Singapore. HarbourFront station, one stop away will also offer an interchange option into the CBD in under 10 minutes. Not to mention, this is the largest site in this GLS launch, offering a large, 740 units in high rise towers with a 4.7 plot ratio.

Next would be the sites located just adjacent to MRT station which includes Hougang Central and Lakeside Drive. The Hougang Central is likely to be developed as an integrated development located just next to the Hougang MRT station, which will also be servicing the Cross Island line when it is completed by 2030. This is also the first launch in Hougang since 2011.

Similarly, the Lakeside Drive site is adjacent to the Lakeside MRT station, making it a choice residential location in the heart of the Jurong Lake District development.

The GLS site at Dorset Road is within the city centre, and can yield around 430 units. The area largely see boutique developments and could see the pent-up demand for larger residential projects. Furthermore, it is within walking distance of Farrer Park MRT, as well as within 1km of Farrer Park Primary School, we should see a fairly competitive bidding process for this site.

Lastly, the three EC sites at Senja Close, Woodlands Drive 17 and Sembawang Road will also be on the radar for developers. Both Senja Close and Woodlands Drive 17 were on the 2H 2024 Reserve List and have been shifted to the 1H 2025 Confirmed list.

Senja Close (EC) – 295 units

Source: URA

Initially announced under the Reserve List in 2H 2024’s GLS programme before being moved to the Confirmed List in the current round of GLS announcements, Senja Close is one of three sites designated for EC development.

Expected to yield approximately 295 units, the future EC project at Senja Close will join Blossom Residences, another EC in the area which was completed in 2014. Nearby amenities include Senja Hawker Centre and Jelapang LRT station, promising future residents some measure of convenience.

Developers may show moderate interest in Senja Close, given limited competition due to the scarcity of fresh EC supply in the immediate vicinity. However, the site’s fair, but uninspiring location may limit its appeal.

Woodlands Drive 17 (EC) – 420 units

Source: URA

Among the trio of EC sites announced in this round’s GLS programme, Woodlands Drive stands out for its remarkably better locational attributes compared to other EC offerings. Traditionally, ECs are located in less-prime areas relative to private developments, making them a more budget-friendly option in exchange for further distances from key amenities.

However, the future EC at Woodlands Drive will be situated between two prominent facilities in the North, namely Singapore Sports School and Woodlands Health Campus. Additionally, the site is conveniently close to Woodlands South MRT station, which enhances its connectivity to other locations on the Thomson-East Coast Line. Consequently, developers could be drawn to Woodlands Drive, owing to its uniqueness and strong potential.

Sembawang Road (EC) – 265 units

Source: URA

Adjoining a pair of landed residential enclaves, the Sembawang Road site is nestled between the intersection of Yishun Avenue 7 and its namesake road. This relatively distant location places it a good distance away from the nearest MRT station (Canberra Station), as well as other amenities such as Sembawang Shopping Centre and Canberra Plaza. Traveling along Sembawang Road, future residents will also have access to Chong Pang Market and Food Centre.

We expect to see a fair degree of interest from developers for this site, given the tight EC supply in the area, as the latest past EC projects in Canberra (e.g. Parc Canberra and Provence Residence) are already sold out.

Lakeside Drive – 575 units

Source: URA

This site at Lakeside Drive follows the launches of two private condo developments, the LakeGarden Residences and Sora. These launches were relatively well received, due to the large growth potential from the adjacent Jurong Lake District. Furthermore, it stands out in terms of location, as it is a shorter distance from the MRT and primary schools.

We expect competitive bids for this site, as it is a site in a HDB estate within walking distance from an MRT, and within 1km priority enrolment distance of Rulang and Lakeside Primary Schools. Projects like these are normally well received by HDB upgraders within the same, and nearby estates.

Dunearn Road – 370 units

Source: URA

As the pilot GLS plot from the former Bukit Timah Turf City site, this 370-unit project will be flanked by the various landed neighbourhoods of Bukit Timah. Future residents of this site will be served by the existing Sixth Avenue Downtown Line station and an upcoming Cross Island Line station. It is likely that the pricing and future development of the project will be that of a premium development, marketed for existing residents in the surrounding landed estates.

This site should draw the attention of bidders, who are likely to be drawn in by first movers’ advantage, following the attention drawn to the announcement of transformation plans of Bukit Timah Turf City earlier in the year.

Chuan Grove – 505 units

Source: URA

This GLS site at Chuan Grove will be part of the 1H 2025 GLS confirmed list, after its neighbouring site was announced as part of the confirmed list in 2H 2024. The site will see connectivity via nearby Lorong Chuan MRT, and priority enrolment to St. Gabriel’s Primary School. It should see strong upgrader interest from HDB owners at Bishan, Toa Payoh, and Serangoon, with strong rental potential due to its proximity to the nearby Australian International School.

The site, which can potentially yield 505 homes in high-rise tower blocks should see mixed interest, due to the presence of a neighbouring site with more units and an earlier completion timeline.

Upper Thomson Road (Parcel A) – 595 units

Source: URA

Adjacent to Parcel B, which tendered in 2H 2024, this Upper Thomson GLS site will be located next to Springleaf MRT, and its nearby landed estate.

Given that there is a lack of amenities, as well as a supply glut in this Upper Thomson and nearby Lentor area, we do not anticipate much bidding activity for this site.

Dorset Road – 430 units

Source: URA

This GLS site at Dorset Road is within close proximity of prime districts 9 & 10 in the city centre. It is also worth noting that it offers a potential 430 units, which is rare in the area, which mainly consists of smaller or boutique developments. Given its location, it is likely that the project will be developed as a more upscale project, catering to people who idealise a lifestyle in the heart of the city.

Given it strong locational attributes, being walking distance of Farrer Park MRT, as well as within 1km of Farrer Park Primary School and a large plot ratio, we should see a fairly competitive bidding process for this site.

Telok Blangah Road – 760 units

Source: URA

Kickstarting the Greater Southern Waterfront transformation is the launch of this Telok Blangah Road site, where the former Keppel Golf Course used to lie. Like Bukit TImah Turf City, this site will be an exciting prospect due to its central location, as well as being new estates, offering first movers’ advantage.

Within walking distance of Telok Blangah MRT, residents would be able to conveniently access work nodes at one-north, Buona Vista and the National University of Singapore. Harbourfront station, one stop away will also offer an interchange option into the CBD in under 10 minutes. Not to mention, this is the largest site in this GLS launch, offering a large, 740 units in high rise towers with a 4.7 plot ratio.

Given these factors, we can expect a competitive bidding process for this Telok Blangah GLS site.

Hougang Central – 835 units

Source: URA

Among the sites announced for the Confirmed List this round, Hougang Central stands out as the only one with a commercial component, positioning it as an integrated development with the potential for approximately 835 residential units to be built. The site is also adjacent to Hougang MRT station, which is slated to become an interchange station connecting both the North East and Cross Island lines.

Strong interest from developers is anticipated for this site, thanks to its attractive features and the likely pent-up demand for private housing in the area. The most recent site sold in the vicinity was Hougang Avenue 2 in 2010, which became Terrasse, making it over a decade since a GLS site was last tendered in the neighbourhood.

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