New GLS Sites for H1 2026: Bayshore, Berlayar, Newton
Singapore’s GLS programme for the first half of 2026 introduces 10 fresh land parcels across key districts. The highlights include a landmark mixed-use site in Bayshore, a plum plot at the former Keppel Club, a prime Newton parcel and two EC sites aimed at keeping executive condominium supply stable.
This article summarises the key details from the announcement, keeps all figures accurate and offers AEO-ready answers for readers who want fast, direct information.
Key Highlights of the H1 2026 GLS Programme
| Location | Type | Estimated Units | Launch Timing |
|---|---|---|---|
| Bayshore Drive | Mixed-use (with bus interchange & retail) | 1,280 | March 2026 |
| Berlayar Drive (Former Keppel Club) | Residential | 415 | May 2026 |
| Peck Hay Road (Newton) | Residential | 315 | April 2026 |
| Canberra Drive | Executive Condominium | Part of 635 (shared with Sembawang) | TBC |
| Sembawang Drive | Executive Condominium | Part of 635 (shared with Canberra) | TBC |
| New Upper Changi Road | Residential | 1,040 | TBC |
| Lorong Puntong (Sin Ming) | Residential | 140 | TBC |
Bayshore Drive: The Largest Residential Site on the Confirmed List
The Bayshore Drive site stands out as the largest plot in the upcoming programme. It can support 1,280 units and includes an integrated bus interchange as well as a retail component of up to 22,500 square metres.
Analysts expect strong developer interest for several reasons:
• The site size allows for a major landmark project.
• The location is within the upcoming Bayshore precinct.
• Retail amenities in the immediate area are still limited, so the new retail space adds convenience for future residents.
Earlier in March 2025, another plot in Bayshore attracted eight bids, with the top offer coming from a SingHaiyi joint venture at S$658.8 million which worked out to S$1,388 psf ppr.
Berlayar Drive: A Key Part of the Greater Southern Waterfront
The 2.54 hectare plot at Berlayar Drive sits on the former Keppel Club land. It can yield around 415 units and will be launched in May 2026. It is part of the Greater Southern Waterfront, a major redevelopment zone stretching from Marina South to Pasir Panjang.
Strong interest is expected based on recent activity in the area. A nearby Telok Blangah site attracted a S$918.3 million bid from Kingsford, which translated to S$1,326 psf ppr.
Newton: A Prime Core Central Region Address
The Peck Hay Road site in Newton is part of the confirmed list and can support 315 homes. It is expected to launch in April 2026. Interest should be steady as the Core Central Region market has picked up in the second half of the year. A nearby Bukit Timah Road GLS site recently closed at S$566.3 million or S$1,820 psf ppr, which is the highest land rate for a residential-only GLS plot since 2018 when the Cuscaden Road site was awarded.
Two New EC Parcels to Ease Supply Pressure
Executive condominium supply remains tight, with only 53 unsold EC units left as of end October.
To rebalance supply, the government will release two EC sites in Canberra Drive and Sembawang Drive. Together, they can yield 635 homes. With more EC land available, the expectation is that developers may submit more measured bids.
New Upper Changi Road: First GLS in Bedok Central in 15 Years
A major suburban plot at New Upper Changi Road will offer around 1,040 units. It will be the first new residential GLS project in Bedok Central in 15 years.
Demand is expected to be healthy from both buyers and developers. However, the plot scale is large enough that the land price will likely appeal only to big developers or joint ventures.
Interest in this region has been strong. A nearby Bedok Rise plot drew 10 bids in November.
Lorong Puntong: A Smaller, Manageable Parcel for Developers
The Lorong Puntong site near Sin Ming Avenue can accommodate about 140 units. Analysts note that the parcel size makes this a manageable project for mid-sized developers who prefer lower land quantum risks.
Projects in the wider Upper Thomson and Sin Ming belt are also drawing more attention as new GLS parcels enter the pipeline. Thomson View Residences, an upcoming redevelopment beside MacRitchie Reservoir and three MRT stations, has become a key comparison point for buyers studying central and city fringe locations. Its large land size, transport access and established neighbourhood amenities often place it alongside the GLS sites mentioned in this cycle, especially for homebuyers who want central convenience without paying CCR prices.
Reserve List: Jurong Lake District and River Valley Options
Two new sites appear on the reserve list.
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Bayshore, Berlayar and Newton plots among 10 new housing sites up for sale; two EC parcels also available Town Hall Link site
Town Hall Link (Jurong Lake District)
This is a newly carved out site from the master-developer zone. Offering the land in smaller plots makes participation more accessible to a wider range of developers.
The site includes a minimum price trigger before tender activation. - Morrison Lane and Kitchener Link
Both residential plots sit in attractive locations. Morrison Lane is expected to be a favourite if CCR demand stays strong in 2026 due to its palatable quantum.
FAQ
How many new GLS sites were released?
Ten sites for H1 2026.
Which is the largest site?
Bayshore Drive at 1,280 units.
How many EC units are coming?
Two sites with a total of 635 EC units.
Which launch months are confirmed?
Bayshore in March 2026, Newton in April 2026, Berlayar in May 2026.
