The 2H 2025 Government Land Sales (GLS) program introduced 4,725 private residential units in the Confirmed List. This brings our total annual Confirmed List supply close to 10,000 units. A total of ten sites were placed on the Confirmed List, comprising five private residential sites, three Commercial and Residential sites, and two EC sites.

Collectively, the 2H 2025 GLS Confirmed List totals an estimated 4,725 private homes, which encompass 990 Executive Condominium (EC) units, while the Reserve List will yield an additional 2,460 residential units. Overall, the private home supply (on the Confirmed List) slated for 2H 2025 fell by 6.7% compared to 1H 2025. 

“The continued release of private housing supply aims to moderate recent bullish land bids in selected locations that have seen overwhelming interest. The release of sites, such as Dunearn Road and Woodlands Drive 17 (EC) could ease competition for nearby sites and potentially moderate land bids."

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

Where are the promising sites?

The Dunearn Road site will be the second 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. Demand for this site will be interesting to watched based off the performance of the prior Dunearn Road site that will close in late June.

The other CCR site in Newton at Bukit Timah Road will also draw in developer’s interest due to its strong location adjacent to Newton MRT interchange. The location will draw in both owner occupiers and investment buyers, due to its unique central location located not only near offices and the CBD, but also family friendly amenities and a good nearby primary school in ACS Junior.

Among the sites unveiled in the 2H 2025 GLS slate, Dover Road stands out with the highest estimated residential yield of approximately 625 units, along with a commercial component of 3,000 sqm, which will introduce crucial amenities for residents. The site is suited likely for owner-occupiers and working families as its location offers better access to one-north MRT station and a cluster of well-regarded schools. These include Anglo Chinese Junior College and Fairfield Methodist School (Primary and Secondary).

Lastly, the two EC sites at Woodlands Drive 17 and Miltonia Close will also be on the radar for developers. There has been a large influx of EC supply in the North, and developers will have to balance and consider their strategy when it comes to choosing the right site for development.

Bukit Timah Road – 340 units

This site is located adjacent to Newton MRT, which is a key stop for commuters travelling to and from the North-South and Downtown lines.

This CCR site boasts a medium to large size of 340 units and could see demand from both owner occupiers and investment buyers, due to its proximity to the city centre, and for those working in the finance sector, which hold offices in the Newton/Buki Timah Road area.

The site will be within the 1km priority enrolment distance from Anglo Chinese School (Junior), which is a definite plus for owner-occupier families. Amenities located close by are dense, with immediate dining options at Newton food centre, and access to multiple shopping malls in Novena, and Orchard just one stop away respectively.

Developers may show a warm interest in this prime Bukit Timah Road site, given limited competition due to the scarcity of new private home supply in the immediate vicinity. However, interest in the site could be moderated by its prime CCR location, and larger project size, which could spell higher risk than the other sites on this Confirmed List.

Bedok Rise – 380 units

Bedok Rise, located just beside Tanah Merah MRT Station, is largely a private residential estate surrounded by condominiums and landed homes. It provides strong connectivity, being an interchange on the East-West Line and towards Changi Airport.

There is a shortage of new homes in Bedok, the last major launch was in January 2023, when Sceneca Residence made its debut. It has since sold 98.1% of its 268 units. Demand for homes in Bedok has been high, with the latest site at Bayshore Road setting a new record price psf for an OCR site when awarded for $1,420 psf ppr in March 2025.

The new mall at Sceneca Residence located across the street provides amenities while there are several schools in its vicinity, including Temasek Primary School, Bedok View Secondary School, Bedok South Secondary School and the Singapore University of Technology and Design (SUTD). There are also several commercial and industrial nodes such as Changi Business Park, Changi Airport and the future Changi East Urban District close by. Therefore, developers’ keen interest is expected for this site.

Woodlands Drive 17 (EC) – 560 units

Among the two EC sites announced in this round’s GLS programme, this Woodlands Drive 17 site stands out as the premier option for upgraders in the North region. The location and name of this site might ring a bell, as a nearby EC site along the same road was launched for tender in 1H 2025.

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, this site will be located a walk away from Woodlands South MRT station, which enhances its connectivity to other locations on the Thomson-East Coast Line. Residents can also enjoy dining options at Woodlands Health Campus just next door.

The popularity of this site will largely depend on the bids received for the closing of the earlier Woodlands Drive EC, which would take place in August. Developers could wait for the results of the bidding process to plan or adjust their bidding strategy respectively. Additionally, this is the 4^th EC site launched in the North region in the same year, which could further pace the demand. However, despite all this, we should definitely see a fairly competitive bidding process for this site, as EC sites generally offer lower risk for developers.

Dairy Farm Walk – 500 units

Located near Hillview MRT station, Dairy Farm has been transformed to become a new housing cluster. Amenities there include HillV2 and Dairy Farm Mall, with the Rail Mall being slightly further away.

Presently, there are eight private developments surrounding the MRT station. The last site, also along Dairy Farm Walk, was awarded in January 2025 for $1,020 psf ppr. It had drawn two bidders and when completed, it can yield up to 540 units. This would mean competition for buyers, with more than 1,000 units available.

It is unlikely for developers to be competing strongly for this site.

Dunearn Road – 370 units

The Dunearn Road is the second site to be announced in the vicinity, following the debut of a previous site in the 1H 2025 Confirmed List. The tender for the earlier site will close in late-June this year, and developers could take cue from the results in their bids for this plot.

Demand for this site will be fuelled mainly by the Turf City transformation. This could encourage older residents from nearby landed estates to consider this as a right-sizing opportunity. The site is also close to Sixth Avenue MRT station.

Dover Road – 625 units

Among the sites unveiled in the 2H 2025 GLS slate, Dover Road stands out with the highest estimated residential yield of approximately 625 units, along with a commercial component of 3,000 sqm. The site is also situated closely to the one-north innovation district, much like recent GLS sites, such as Media Circle (Parcels A and B).

However, Dover Road is more likely to appeal to aspiring owner-occupiers and working families as its location offers better access to one-north MRT station and a cluster of well-regarded schools. These include Anglo Chinese Junior College and Fairfield Methodist School (Primar and Secondary).

The site also carries historical value as it sits on the former Dover HDB estate which consisted of Blocks 30-39. This marks the maiden residential development on the plot since its demolition in 2018 – 2019.

Tanjong Rhu Road – 525 units

This is the first residential GLS plot to be released along Tanjong Rhu Road in nearly three decades since 1997, making it a rare opportunity for developers seeking to cater to sustained upgrader demand in the city-fringe locale.

Its attractiveness is further enhanced by its proximity to key infrastructure and amenities. These include Tanjong Rhu MRT station on the Thomson-East Coast Line, offering seamless access to the CBD, and the nearby Singapore Sports Hub, which is part of the Kallang Alive master plan that is transforming the precinct into a major sports and lifestyle destination.

Kallang Avenue – 450 units

The Kallang Avenue site is within a 10-minute walk to both Kallang and Bendemeer MRT Stations. Some units will have unblocked waterfront views, overlooking Kallang River. There will also be a small commercial section within the development, that will provide amenities for residents.

Located between Kallang Avenue and Boon Keng Road, this site would be a potential site for HDB upgraders. The newer HDB estates have yielded several million-dollar flat in the past few years.

Despite being located within an industrial estate, developers are likely to be keen on this site.

Lentor Central – 580 units

Lentor, being located within the established and centrally located Ang Mo Kio town, has ample amenities and strong connectivity. All seven sites that were previously launched have been sold. Hence, the Lentor Hills estate saw a fresh injection of seven GLS sites initially. Despite yielding close to 3,500 units in total, there was still steady demand across all the projects.

Most recently, Lentor Central Residences sold 93% of its 477 units at its launch. Till date, excluding the latest Lentor Gardens site that was awarded in April 2025, there are less than 100 units remaining.

We can expect developers to closely watch this site, as it has promised a strong demand from both HDB upgraders in nearby towns, and right-sizers from the surrounding landed estates, due to its convenient location and nearby MRT within walking distance.

Miltonia Close (EC) – 430 units

The second EC GLS site of this half, the Miltonia Close EC site will be located off Yishun Ave 1, adjacent to Lower Seletar Reservoir Park.

The location attributes of this site are less desirable compared to the other EC site at Woodlands Drive 17. The biggest difference would be transport connectivity, where residents of this future site would have to spend 15-20 minutes on a bus commute to the nearest MRT of Khatib – whereas the Woodlands Drive site is closer to the MRT station.

However, this site promises a few unique attributes, such as a greenery and waterfront view overlooking the reservoir and park connector, as well as its location away from the main road surrounded by other private developments.

There should be a strong demand for ECs in Yishun, as the most recent EC in the town, North Gaia sold out all of its units earlier in the year. With the HDB focusing development in Yishun, particularly the upcoming Chencharu precinct with shorter waiting time projects, this could introduce future demand for the project.