Singapore’s Government Land Sales (GLS) programme for the first half of 2024 represents a significant shift in the nation’s urban development and housing approach. The Ministry of National Development (MND) has unveiled plans to release sites capable of yielding about 5,450 private residential units, a notable 5.6% increase from the 5,160 units offered in the second half of 2023. This figure includes 710 executive condominium (EC) units, and 515 long-stay serviced apartments, marking the highest supply in a single GLS programme since H2 2013.

Strategic Site Offerings and Market Implications

  1. Diverse Locations for Varied Needs: The programme includes ten new sites, with eight on the confirmed list and two on the reserve list. These sites are strategically positioned to cater to a range of housing needs and preferences, enhancing the diversity of Singapore’s residential landscape.

  2. Key Sites and Their Potential:
    • River Valley Green Plot: This 0.93-hectare plot near the Orchard shopping belt is expected to yield around 380 homes, indicating a potential for high-end residential development.
    • Margaret Drive Parcel: Covering 0.95 hectares, this site can generate 460 homes, offering a unique opportunity in a highly sought-after location.
  3. Executive Condominiums: The Jalan Loyang Besar EC site, spanning 2.84 hectares, is expected to attract significant interest due to its strategic location and the growing demand for ECs as a value-for-money housing option.
  4. Mixed-Use Developments: The Tampines Street 94 site, a mixed-use development, represents a modern urban living concept, combining residential units with retail and commercial spaces, catering to the evolving lifestyle trends.
  5. Reserve List Sites: The Bayshore Road site, expected to yield 480 units, is strategically located near East Coast Park and the upcoming Bayshore MRT station, highlighting the government’s focus on developing well-connected residential areas.

Government Land Sales 1H 2024

Estimated Housing Units
Holland Drive
River Valley Green (Parcel A)
River Valley Green (Parcel B)
Canberra Crescent
De Souza Avenue
Margaret Drive
Media Circle
Diary Farm Walk
Tengah Garden Avenue
Bayshore Road
Jun 2024

Government’s Strategic Planning and Market Dynamics

  • Supply Increase and Market Balance: The GLS programme’s increase in supply is a strategic response to the growing housing demand in Singapore. This increase is aimed at preventing market overheating while ensuring a steady supply of housing options.
  • Proactive Market Monitoring: The MND’s commitment to adjusting land sales in response to market conditions reflects a proactive approach to maintaining market stability and catering to the evolving housing needs of Singapore’s population.

Comparative Analysis: GLS Release Trends

  • Historical GLS Release Trends: The average GLS release per year has varied, but the 5,450 units in 1H 2024 represent a significant increase compared to previous years. This increase is indicative of the government’s response to growing housing demand and market trends.
  • Implications: This substantial increase in the GLS programme could lead to a more dynamic and competitive property market, potentially impacting property prices and availability. It also reflects the government’s commitment to addressing housing needs in a rapidly evolving urban landscape.

Considerations for Prospective Buyers

  • Leasehold vs. Freehold Dynamics: The 99-year leasehold nature of GLS sites is a crucial consideration for long-term investment planning. Buyers should weigh the implications of leasehold properties on future value.
  • Katong’s Cultural Richness: The absence of GLS sites in Katong, a region known for its rich cultural heritage, opens avenues for exploring properties in this culturally rich area, known for its unique blend of heritage and modernity.

The Continuum in Katong: A Standout Choice

The Continuum” in Katong emerges as a standout choice for those seeking alternatives to the GLS offerings. As a freehold development with over 800 units, it offers the potential for more transactions, which can move the valuation higher faster. Its earlier completion date is advantageous for those buying for their own stay, as they can move in sooner, and for investors seeking rental income, as they can start generating returns earlier.

Invitation to a Sharing Session on Market Trends

We invite you to join us for an exclusive sharing session on the upcoming market trends influenced by the new GLS programme and how it will impact your real estate journey in the coming years. This session will provide valuable insights into the evolving property landscape, helping you make informed decisions for your future investments.


The H1 2024 GLS programme, with its diverse range of sites and strategic planning, marks a significant phase in Singapore’s residential development. It caters to a broad spectrum of needs and preferences, offering a mix of residential options. For those seeking something beyond the GLS offerings, properties like The Continuum in Katong represent a unique blend of heritage and modern living, providing an attractive alternative in Singapore’s diverse property landscape.