Two of the most talked-about sites in the H2 2026 GLS are small, prime, and intensely competitive. Here's what developers see that buyers should too.
Ten new residential sites are entering the government land sales programme for the second half of 2026, but two in particular are drawing disproportionate attention from developers and analysts: a 0.34-hectare parcel on Orchard Boulevard, and the Plymouth Avenue/Dunearn Road site currently occupied by Raffles Town Club. Together, they tell you something important about where developer conviction — and ultimately buyer demand — is concentrated in Singapore's property market right now.
The Orchard Boulevard site is the third of eight residential sites to be launched in the new Holland Plain housing estate. With a gross plot ratio of 2.8, it can yield around 110 new homes — an unusually small number for a GLS site, and precisely why analysts expect it to draw up to eight bidders with top offers potentially reaching S$1,700 psf ppr. The scarcity logic is simple: Orchard Boulevard addresses rarely come to market, supply is structurally limited, and UpperHouse next door — which launched in July 2025 — has already sold 78.7 per cent of its 301 units at a median price of S$3,317 psf. The trajectory for the next CCR launch here is clear.
The Plymouth Avenue/Dunearn Road site is a different proposition but equally compelling. Spanning 1.14 hectares with a gross plot ratio of 2.1, it can yield up to 250 residential units along with up to 2,500 sq m of retail space. The site will be made available for application in October, after Raffles Town Club's lease expires. It sits next to St Joseph's Institution, across from Singapore Chinese Girls' School, and is within walking distance of Stevens MRT. The surrounding neighbourhood — established, well-populated, bounded by Bukit Timah Road — gives the developer a ready catchment of owner-occupiers and HDB upgraders rather than speculative investors.
A notable pattern in the H2 2026 GLS is that most of the confirmed list sites are located close to or adjacent to GLS parcels awarded over the past two years. PropNex's head of research flagged this as a deliberate strategy — clustering builds critical mass in emerging neighbourhoods while also tempering land bidding behaviour by reducing the scarcity premium developers might otherwise attach to a standalone site. For buyers, this clustering effect is worth understanding: it means that buying into an area with multiple incoming new launches gives you both the benefit of precinct transformation and the risk of supply competition at the point of resale.
The two city fringe sites — Tanjong Rhu Close and Berlayar Close — are also worth watching. Both are expected to attract developer interest given the limited pipeline of new private residential projects in those areas, and observers note that the Tanjong Rhu plot would be the second residential GLS site to be released along Tanjong Rhu Road in nearly three decades. Established neighbourhoods with long gaps in new supply tend to see firm pricing when fresh product finally arrives.
On the executive condominium front, the only EC site on the confirmed list is at Jurong East Avenue 1 — a 1.49-hectare plot with a gross plot ratio of five, capable of housing around 735 residential units. The tender closes in December. With only one recent western region EC launch at Senja Close, pent-up demand from HDB upgraders in Jurong, Boon Lay and the surrounding towns is likely to be substantial. Analysts note this would be the second residential GLS plot to be released along Tanjong Rhu Road in nearly three decades, and bids could come in as high as S$750 psf ppr when the tender opens in December despite recent cooling measures on ECs.
The two stories to watch in H2 2026 GLS are at opposite ends of the price spectrum but share the same underlying logic: scarcity in a well-located, established neighbourhood drives developer conviction, which flows through to launch prices and eventually resale values. The Orchard Boulevard site will almost certainly set a new land price benchmark for the corridor — and that has implications for every existing unit nearby. If you hold or are considering CCR property in the D10/D11 belt, this is a development worth mapping against your own asset. And if you're an HDB upgrader in the west with an eye on ECs, the Jurong East Avenue 1 site closing in December is your most realistic near-term option. Want to think through the timing? Drop me a message.
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