URA Lines Up 9 Sites for 4,745 New Homes — and the Supply Wave Keeps Tilting Toward Buyers

The government has laid out its land-sales hand for the rest of the year — and it points to even more new housing on the way. Under the Confirmed List of the second-half 2026 Government Land Sales (GLS) Programme, the Urban Redevelopment Authority (URA) is putting up nine sites that can yield about 4,745 private homes (including 735 executive condominium units), alongside roughly 83,350 sq m of commercial space.

Confirmed List sites are launched on a fixed schedule whether or not developers come knocking, so these are homes that will almost certainly reach the market. Here’s the full line-up:

The sites worth watching

The Orchard Boulevard plot in District 10 is the headline prime-district site, even though it is small. At roughly 0.34ha it would yield only about 110 units — a boutique project — but it sits in a tightly held stretch a short walk from Orchard Boulevard MRT on the Thomson-East Coast Line. The last nearby parcel became Upperhouse at Orchard Boulevard, awarded to UOL and Singapore Land in early 2024 at about $1,616 psf ppr; with that project around 80% sold, analysts expect developers to bid keenly here. Huttons has floated the prospect of up to eight bidders and a top bid as high as roughly $1,700 psf ppr.

Berlayar Close is the largest residential plot at about 695 units, and arguably the most interesting for the long game. It sits in the emerging Greater Southern Waterfront precinct, about a 10-minute walk from Telok Blangah MRT and one stop from HarbourFront — a part of town slated for major transformation over the coming years.

Marina Gardens Lane rounds out the headline trio: a 99-year leasehold site for around 390 homes with a commercial component on the ground floor, close to Gardens by the Bay MRT and the future Marina South station. Its smaller size could appeal to mid-tier developers wanting a foothold in the city core without an outsized land bill.

The suburban and upgrader plays

Away from the prime districts, the list leans toward the kind of stock HDB upgraders actually buy. The De Souza Avenue (about 415 units) and Holland Plain (about 610 units) sites add supply on the city fringe, while two Jurong plots — an executive condominium site at Jurong East Avenue 1 (around 735 EC units) and the Townhall Link White site in the Jurong Lake District — point firmly at the west. With the Jurong Lake District being built up as Singapore’s second CBD, these are positioned for upgraders who want a growth story without paying central prices.

A deliberately bigger pipeline

The bigger message is in the totals. This half-year’s Confirmed List supply is about 3.7% higher than the 4,575 units offered in the first half of 2026. Taken together, the full-year 2026 Confirmed List comes to roughly 9,320 units — about 50% above the annual average of the past decade. URA has also stocked a Reserve List of eight residential, one commercial, two White and two hotel sites that developers can trigger if demand warrants.

All of this lifts the overall private housing pipeline (including ECs) from around 57,000 units to approximately 61,000 units, of which roughly 32,000 unsold units could be launched over the next two years. In short: the taps are being kept open, not tightened.

What it means for buyers and sellers

This is the same supply wave sitting behind a trend we wrote about recently — resale condos taking longer to sell as buyers take their time. More Confirmed List launches through 2026 and 2027 mean buyers keep their pick of options and their negotiating leverage, which should continue to cap how aggressively prices can climb, especially in the suburbs.

For sellers, particularly of resale units competing against shiny new launches in the same district, the takeaway is the same as ever: price to the market rather than to ambition. For buyers and upgraders, the steady drumbeat of new supply is genuinely good news — but the prime, well-located plots like Orchard Boulevard remain scarce, so the “value” and the “trophy” ends of the market will keep behaving very differently. As always, this is general market context rather than financial advice.

What’s next

The first tenders — Marina Gardens Lane and Orchard Boulevard — are slated to launch around August 2026, with the rest rolling out through to December. Watch the Orchard Boulevard bid for a read on prime-district developer appetite, and the Jurong sites for how confident developers are about the west’s longer-term story.