Government Land Sales (GLS) Q2 2026 Forecast: Which Plots Are Most Competitive
The Government Land Sales Q2 2026 confirmed list is out, and the plots on offer reflect URA's continuing push to calibrate private housing supply to demand signals. For developers, landbanking at the right price is existential. For investors, GLS benchmarks set the floor for new launch pricing across the island.
The Confirmed List: Which Plots Are Hottest
Three sites are generating the most developer interest heading into Q2 tenders. The Bayshore Road site in District 16 — a 99-year leasehold plot near the upcoming Bayshore MRT — is expected to draw 7–10 bids, with the top bid likely landing at S$1,050–S$1,150 psf per plot ratio (ppr). At that land cost, breakeven new launch pricing would be approximately S$2,000–S$2,150 psf, positioning it squarely in the HDB upgrader sweet spot.
The Clementi Avenue 1 plot is drawing interest from mid-tier developers, with projected bids at S$980–S$1,060 psf ppr. The mature estate location and proximity to NUS and One-North employment nodes underpin confidence. Expected launch pricing if the plot is awarded at the top of range: S$1,980–S$2,080 psf.
• Bayshore Road: Est. top bid S$1,050–1,150 psf ppr | Launch est. S$2,000–2,150 psf
• Clementi Ave 1: Est. top bid S$980–1,060 psf ppr | Launch est. S$1,980–2,080 psf
• Zion Road (Parcel B): Est. top bid S$1,280–1,380 psf ppr | Launch est. S$2,600–2,750 psf
• Reserve list activations YTD: 2
• SORA at 1.22%: Supports developer financing costs
• GLS supply added Q2 2026 confirmed list: ~2,350 units potential
The Reserve List and What It Signals
Two reserve list sites have already been triggered in 2026, suggesting healthy private demand signals reaching the government's demand threshold. The reserve list mechanism — where sites are released only when a developer commits to a minimum price — serves as a real-time demand gauge. Two activations by March indicates developers are willing to commit capital even with ABSD surcharges remaining in place.
The Zion Road Wild Card
The most speculative site is Zion Road Parcel B in District 9 — a 99-year plot adjacent to the Great World MRT that sits in the RCR-CCR borderland. Bid estimates range widely at S$1,280–S$1,380 psf ppr. A high land award here would imply launch pricing of S$2,600–2,750 psf, testing the market's appetite for near-CCR pricing in a leasehold product. Developers with land-hungry balance sheets and a longer sales runway may bid aggressively. Investors should track this award date — it will set RCR pricing benchmarks for the next 18 months.
