“The best way to predict the future is to create it.” — Peter Drucker.
Imagine walking into a showflat already knowing which site sits above an MRT and which location offers true city-fringe upside.
You want a fast, investor-grade read on government land sales and how they shape supply. Developers sold 3,375 new homes in Q1, already more than half of 2024 sales. The Confirmed List in 1H points to about 5,030 private homes; 2H adds roughly 4,725 private homes plus EC units and a Reserve List that could add more.
This intro outlines what affects your entry timing, likely launch windows, and who the key buyers will be. We will map sites to area strengths, units mix, and demand signals so you can prioritize viewings and shortlist with confidence.
Key Takeaways
- Supply is front-loaded: 1H Confirmed List suggests a heavier pipeline of units.
- Focus on access: sites near MRT and lifestyle hubs win on rentability.
- Buyer mix matters: expect varied interest across city-fringe and central plots.
- Land-bid trends hint at achievable launch price ranges for many buyers.
- Shortlist by location, unit mix, and exit timeline before you book viewings.
At a glance: GLS new launches Singapore August 2025 market snapshot
This quick market snapshot highlights where buyers are concentrating and which sites may set price benchmarks.
Demand remains resilient. Q1 saw 3,375 new-home sales (ex. EC), with mass-market and city-fringe developments recording strong take-up. That momentum helps explain why developers moved larger blocks of units early in the year.
Confirmed List totals show meaningful volume: ten sites in 1H with private plots like Lakeside Drive (575 units), Telok Blangah Road (740), and Hougang Central (835). EC allocations include Senja Close (295) and Woodlands Drive 17 (420).
Why demand is still healthy: take-up trends into mid-2025
Buyers are chasing connectivity and daily amenities. Projects near mrt stations and established estates win on rentability and resale. Size and site attributes are shaping layouts, which in turn affect price and interest from both owner-occupiers and investors.
Confirmed List vs Reserve List supply: what’s coming to market
The 2H Confirmed List projects about 4,725 private homes (including roughly 990 ECs). A Reserve List of 2,460 units trims the pipeline by about 6.7% versus 1H to cool overheated bids in certain precincts.
“Shortlist by commute, school proximity, and neighborhood amenities to filter high-probability buys.”
- Confirmed versus Reserve affects timing and competition for units.
- Expect launches clustered around strong estate amenities and short walking distance to transit.
- Site size and plot shape will guide facilities and likely price bands.
When you want a tailored shortlist of sites, units, and area priorities, BuySellRent can plan your route to value — WhatsApp us for a discovery session.
How Government Land Sales shape the pipeline for buyers and investors
Land release decisions are the quiet engine that times developments and shapes value.
You track confirmed supply because it sets launch sequencing and competition.
The 2H confirmed list offers about 4,725 homes (circa 990 ECs) while the Reserve List holds 2,460 units. Authorities aim to ease bullish bids in spots like Dunearn Road and Woodlands Drive 17 (EC), which should temper land prices and bidding pressure.
Imagine planning two to three years ahead. Knowing which site and plot feed each precinct helps you time purchases and rental strategies. Over longer years, projects such as Bukit Timah Turf City and the Greater Southern Waterfront will add stock and amenities that raise long-term value.
“Predictable site supply lets you de-risk investment by focusing on locations with committed infrastructure.”
| Category | Confirmed List | Reserve List | Multi-year Projects |
|---|---|---|---|
| Estimated units | ~4,725 (incl. ~990 ECs) | 2,460 | Significant staged supply |
| Price impact | Sets near-term benchmarks | Activates if demand rises | Drives medium-term value uplift |
| Investor angle | Launch timing clarity | Opportunity on activation | Long-horizon capital growth |
When you want a forward model across sites, launches, and pricing windows, BuySellRent — WhatsApp us for a discovery session.
GLS new launches Singapore August 2025
Timing matters: the busiest tender weeks will decide which sites see the most interest.
Prepare to act quickly. You’ll want viewings, financing, and paperwork lined up before priority tender days. The 1H pipeline already names major sites with known unit counts, so you can prioritise by likely demand and access.
Key August tender and launch windows to watch
Expect compressed windows where multiple projects hit the market close together. Sites from 1H — Dunearn Road (370 units), Chuan Grove (505), Upper Thomson Parcel A (595), Dorset Road (430), Telok Blangah Road (740), Hougang Central (835), and Woodlands Drive 17 (EC, 420) — set the context for 2H’s ~4,725 total. That concentration drives demand spikes on certain days and softer interest on others.
Who benefits: owner-occupiers, investors, and HDB upgraders
We will map each site to buyer profiles so you can pick the right target.
- Owner-occupiers: look for plots with school proximity, green space, and stack layouts that favour liveability.
- Investors: prioritise units near an mrt station and strong access to central jobs to maximise rental interest.
- HDB upgraders: focus on larger unit mixes and family-first areas such as Hougang Central and Telok Blangah Road.
“Match site attributes to your exit horizon: short-term rental plays differ from long-term capital plays.”
Want a concise shortlist and a move-ready checklist for the busiest windows? See our new condo launch calendar and BuySellRent — WhatsApp us for a discovery session.
North focus: Woodlands Drive EC near Woodlands South MRT
Imagine a practical north-side site where commute time and family needs align. Woodlands Drive 17 is expected to yield about 420 units on a compact plot that prizes accessibility and everyday convenience.
Within walking distance to MRT stations: access on the TEL
The site sits within walking distance of Woodlands South station on the Thomson-East Coast Line. That single-stop access to Woodlands interchange improves commute options for residents and boosts long-term property appeal.
Primary and secondary schools in proximity for family buyers
Families will note the proximity to Innova Primary, Woodgrove Primary, Christchurch Secondary and Woodgrove Secondary. Vista Point mall and estate amenities sit close by, supporting daily life for parents and children.
- Commute edge: TEL access and one-stop links to the regional centre.
- Family fit: primary and secondary schools within 1km help ballot planning.
- Project upside: an executive condominium profile that appeals to upgraders and renters.
“ECs close to a station often command firmer demand at launch; consider stack and facing trade-offs.”
When you want targeted showflat previews and a comparison of likely units and size positioning, BuySellRent — WhatsApp us for a discovery session.
Bukit Timah and Dunearn Road: Turf City transformation effects
Imagine a former Turf City plot becoming a longer-term anchor for higher-value living in the city fringe.
The Dunearn Road parcel sits beside Sixth Avenue DTL and is the first tranche of a large redevelopment in bukit timah.
This plot will deliver about 370 units. Transport upgrades — including the upcoming Cross Island Line — raise access and proximity to top schools and lifestyle hubs.
Expect CCR-level price anchors at launch. Early bidders will set near-term benchmarks that influence wider land and site interest.
Sixth Avenue connectivity and price positioning in CCR
Why this matters: the Turf City transformation plans 15,000–20,000 homes over decades. That scale supports steady demand and amenity growth.
- Site attributes: size, facilities run, and unit mix that suit families and right-sizers.
- Location edge: one-stop links and strong daily access to the city.
- Exit scenarios: set targets against recent CCR trades to guide your price and negotiation range.
| Metric | Value | Investor takeaway |
|---|---|---|
| Units | 370 | Manageable supply; launch clarity |
| Plot status | First tranche of Turf City | Long runway for area uplift |
| Transport | Sixth Avenue DTL + future CRL | Stronger rentability and resale |
“Compare CCR comparables near Sixth Avenue before you commit.”
BuySellRent — WhatsApp us for a discovery session.
City-fringe momentum: Telok Blangah Road and the Greater Southern Waterfront
Imagine waking to water-facing views and stepping onto park connectors that lead to HarbourFront in minutes. This site near Telok Blangah station pairs waterfront lifestyle with rapid centre-city access that residents and tenants prize.
Location strengths: the plot sits inside the Greater Southern Waterfront transformation, a 48-hectare redevelopment that links to VivoCity and HarbourFront Centre. Expect luxury positioning, strong amenity pull, and about 740 units that will shape local demand.
The project’s proximity to an mrt station drives rentability and resale. Units with clear view corridors will command premiums; size and stack choice matter for buyers who want waterfront vistas or value stacks with partial views.
Investment angle: early phases of a mega-precinct often attract outsized interest. Land and developments nearby will lift long-term value as the estate matures and more amenities come online.
| Feature | Implication | Buyer takeaway |
|---|---|---|
| Units (~740) | Meaningful supply in city-fringe | Plan viewing priority by stack |
| Proximity to station | Strong access to centre-city nodes | Favour higher rentability |
| Waterfront views | Premium stack pricing | Consider high-floor purchase |
| Nearby amenities | VivoCity, HarbourFront, park connectors | Daily convenience for families and renters |
“Match stack choice to your exit horizon — waterfront stacks suit lifestyle buyers; value stacks often offer yield advantages.”
BuySellRent can structure a viewing circuit across city-fringe options so you can compare in one afternoon — WhatsApp us for a discovery session.
Integrated living: Hougang Central site connected to MRT stations
Imagine stepping from your condo lobby into a retail concourse that blends commute and daily chores into one short walk.
This integrated site links directly to Hougang MRT station on the North-East Line. The plot plans about 835 units and roughly 40,000 sqm of commercial space, creating a mall-and-transit hub under one roof.
The mature estate and nearby Serangoon NEX give residents quick weekend options. That mix of retail and transport lifts everyday convenience and makes the location attractive to upgraders.
- Seamless access: walking from home to platform saves time daily.
- Launch pricing power: integrated amenities can support firmer initial sales.
- HDB upgraders: proximity to schools and town facilities eases ballot and resale planning.
- Stack choices: balance mall-facing convenience with privacy and noise trade-offs.
| Metric | Detail | Buyer takeaway |
|---|---|---|
| Units | ~835 | Large supply; strong upgrader interest |
| Commercial space | ~40,000 sqm | Daily amenities and conveniences on-site |
| Transit | Direct link to Hougang MRT (NEL) | Superior commute and rentability |
“An integrated development turns transit minutes into lifestyle minutes for residents.”
Action plan: align your HLE, sale timing, and bridging options ahead of the showflat. BuySellRent can coordinate on-site walkthroughs and a unit map strategy — WhatsApp us for a discovery session.
Serangoon/Thomson corridor: Chuan Grove and Upper Thomson Parcel A
Imagine a corridor that shortens commutes and makes weekend errands simple. This location blends heartland comforts with reliable transit, so HDB upgraders often prioritise it.
Chuan Grove will yield about 505 units and sits within walking reach of Lorong Chuan mrt station on the Circle Line. That proximity to NEX and familiar heartland malls keeps demand steady from buyers who missed Chuan Park.
Upper Thomson Parcel A offers roughly 595 units and taps the Thomson corridor. The plot benefits from green buffers, dining strips, and easy links to the TEL, appealing to families and investors alike.
You’ll see clear advantages for hdb upgraders: shorter school runs, robust amenities like Chomp Chomp, and better resale and rental prospects thanks to within walking access to transit.
“Match plot attributes to your budget: value stacks suit yield-focused buyers; premium stacks reward lifestyle seekers.”
We’ll profile layouts, absorption patterns from Chuan Park, and a simple readiness checklist from IPA to unit selection. BuySellRent — WhatsApp us for a discovery session.
Newton/Novena core: Dorset Road and Bukit Timah Road CCR appeal
Consider a compact CCR site that packs station access, top schools, and mall convenience into a single investment thesis.
The bukit timah Road CCR site sits adjacent to Newton MRT (NSL/DTL) and offers roughly 340 units. Being within 1km of Anglo-Chinese School (Junior) adds clear value for family buyers seeking enrolment advantages.
Near Newton MRT interchange: rental and investment angles
The Dorset Road site, near Farrer Park mrt station, skews rental-friendly. Tenants here favour proximity to City Square Mall and the central business centre.
Access to Orchard and Novena is a short trip. That convenience lifts rentability and exit liquidity for a CCR condo despite higher price per sq ft.
- Site scale and size shape facilities and price tiers.
- Compare land context with dunearn road and other CCR peers when setting offers.
- Amenities and F&B clusters around Newton boost daily life and tenant demand.
| Feature | Newton / Dorset | Buyer takeaway |
|---|---|---|
| Units | ~340 (Bukit Timah), urban Dorset scale | Prioritise 1–3 bed for yield and resale |
| Access | Interchange & short mall trips | Strong rentability; higher PSF |
| Development risk | CCR premium vs RCR/OCR | Price sensitivity; tempered developer interest |
“Interchange connectivity and school proximity often translate into steadier demand over time.”
For a targeted comps pack and a sharper offer strategy on bukit timah opportunities, see our Bukit Timah condo guide at Bukit Timah condo listings. BuySellRent — WhatsApp us for a discovery session.
What “within walking distance” really means for value and exit strategy
A short walk to a station can change a project’s market position overnight. Imagine two near-identical developments. One sits under 200m from the platform; the other needs a feeder bus. Buyers and tenants often pick the closer option.
Within walking distance in local practice usually means about 400–500m to a station. Sites under 200m trade at a clear premium. Between 200–500m, value holds but sensitivity rises. Beyond 500m, vacancy and rent pressure climb.
Case studies show patterns: Woodlands Drive 17 (EC) is within walking to Woodlands South station and records firmer take-up. Hougang Central’s integrated access links residents directly to the MRT, supporting resilient resale. Telok Blangah Road benefits from short station walks and waterfront appeal.
“Every extra minute of distance can shave rent, add vacancy risk, or reduce resale interest.”
Use this checklist:
- Map proximity bands (under 200m, 200–500m, 500–800m).
- Test actual access: sheltered paths, crossings, and gradients.
- Choose stacks that maximise proximity and view trade-offs.
We’ll tie your hold period to transport upgrades and area milestones. For a route-tested assessment before you buy, BuySellRent — WhatsApp us for a discovery session.
Pricing signals and land bids: interpreting 1H-2H 2025 GLS outcomes
Imagine tender results as a direct line into how developers will set price guidance at showflats.
Pricing at tender day often reflects a developer’s read on buyer appetite and nearby comparables. The 2H confirmed release of about 4,725 homes (including ~990 executive condominium units) is 6.7% lower than 1H to cool bullish bids. Authorities used government land pacing to ease competition in key pockets.
Moderating bids in hot spots like Dunearn Road and Woodlands Drive 17 (EC)
Sites such as dunearn road and woodlands drive 17 were released to temper land sales heat. For Woodlands Drive 17, closeness to Woodlands South mrt station is a clear advantage developers will price into bids.
- Price guidance at launch often links back to land and plot costs; moderated bids aim to stabilise expectations.
- Dunearn Road and Woodlands Drive 17 act as bellwethers — their interest at tender hints at pricing corridors and stack premiums.
- Compare two similar-size sites: mrt adjacency can justify firmer absorption and higher PSF.
| Factor | Implication |
|---|---|
| Land pacing | Calmer competition; steadier launch price |
| Plot access | Stations and views lift demand |
| Project size | Facilities and stack mix affect buyer interest |
Action: set price ceilings, prep loan approvals, and pick alternative stacks before launch. BuySellRent can model PSF scenarios and negotiate on your behalf — WhatsApp us for a discovery session.
Shortlist by lifestyle: greenery, schools, and city access
Your shortlist should start with what matters: park access, school proximity, or quick CBD links. Imagine choosing a site that tangibly improves daily life.
Green living near reservoirs and park connectors
For nature lovers, Miltonia Close sits by Lower Seletar Reservoir Park with waterfront trails and greenery. Those amenities lift lifestyle and can support steady long-term value.
School belts and one-kilometer advantages for parents
Families should prioritise plots within 1km of top schools. The Bukit Timah Road site is within that band of ACS Junior, giving clear primary secondary benefits for admission and daily convenience.
City-center convenience for rental yield and liquidity
City-fringe options like Telok Blangah Road pair waterfront living with fast access to VivoCity and the CBD. That proximity boosts rentability and resale liquidity for investors and upgraders.
- We map sites by park access, school reach, and transit time.
- We align units and size to family needs versus yield targets.
- For hdb upgraders, we plan sale-and-purchase timing to protect cash flow.
“We rank sites by proximity, transit access, and lifestyle fit so you have a ready top-five shortlist.”
BuySellRent will convert your shortlist into a viewing calendar with on-site guidance — Rivergreen details. WhatsApp us for a discovery session.
Conclusion
What matters most is turning site insight into a shortlist you can execute on quickly. The gls sites we reviewed span CCR, city-fringe and suburban areas, giving clear options for different budgets and timeframes.
Prioritise the Woodlands Drive project if commute and value matter — see Woodlands Drive project details for site-level context.
Consider Bukit Timah for premium positioning, especially if schools and centre access are key for your family or for hdb upgraders. Match each development to your exit horizon and cash plan.
Imagine stepping into showflats with a stack plan, price ceiling, and a shortlist of sites that suit residents, renters, or investors. When you’re ready, BuySellRent — WhatsApp us for a discovery session.
FAQ
What does the August 2025 government land sales (GLS) round mean for buyers and investors?
The GLS round releases parcels across the island that shape future condominium and executive condominium supply. For buyers you’ll see new choices near transit, schools, and amenities; for investors it signals where development activity and rental demand may concentrate. Track confirmed versus reserve list sites to gauge short- and medium-term pipeline effects on pricing and liquidity.
How do GLS tenders affect pricing and developer bidding strategies?
Tenders reveal developer appetite and market confidence. When bids moderate, it suggests caution and may slow price escalation. Aggressive bids in prized pockets like Bukit Timah or Dunearn Road reflect strong location premiums. You should watch land rate per square foot, plot ratio, and expected unit mix to estimate final pricing.
What counts as “within walking distance” to an MRT station and why does it matter?
Industry practice often defines walking distance as roughly 5–12 minutes (about 400–1,000 meters). Proximity to an interchange or a Thomson-East Coast Line (TEL) stop raises day-to-day convenience, resale value, and rental demand. For exit strategy, closer sites usually deliver stronger capital appreciation.
Who benefits most from sites like Woodlands Drive near Woodlands South MRT?
Owner-occupiers seeking family-friendly environments and HDB upgraders targeting larger homes benefit from suburban connectivity and school access. Investors also value the TEL link for tenant demand. Executive condominium (EC) developments in such locations attract budget-conscious upgraders aiming for private living with transport convenience.
How important are primary and secondary schools when choosing a GLS-driven development?
Extremely important for family buyers. School proximity influences both daily life and capital value — being within one kilometer of reputable primary schools and minutes from secondary schools often boosts demand from HDB upgraders and long-term owner-occupiers.
What is the appeal of Bukit Timah and Dunearn Road sites for buyers and investors?
These sites sit in the Core Central Region (CCR) and benefit from established prestige, strong resale values, and connectivity via Sixth Avenue and nearby MRT links. Buyers seeking long-term capital preservation and premium rental yields tend to favor these addresses despite higher entry prices.
How does proximity to the Greater Southern Waterfront or Telok Blangah Road affect lifestyle value?
Waterfront-adjacent projects offer lifestyle premiums: views, access to recreational amenities, and stronger appeal to affluent tenants or buyers seeking city-fringe living. These factors support higher pricing and easier leasing, especially for professionals valuing work-life balance and city access.
What should HDB upgraders consider when looking at parcels near NEX, Lorong Chuan, or Chuan Grove?
HDB upgraders should weigh affordability, eligibility for ECs (if applicable), proximity to transport hubs, and school access. Areas around NEX and Lorong Chuan combine shopping and transit convenience, boosting day-to-day livability and resale prospects.
Are city-fringe and CCR sites suitable for investors focused on rental yield?
Both can work, but with different profiles. City-fringe projects often offer better yield-to-price ratios and broader tenant pools. CCR properties command premium rents and better capital preservation but may deliver lower percentage yields relative to price. Your target tenant and holding horizon should guide your choice.
How do integrated developments and MRT-connected sites influence resale and rental performance?
Integrated developments and direct MRT access noticeably improve convenience and footfall, lifting rental demand and resale desirability. They shorten commuting times and offer retail and F&B options, making them attractive to both families and young professionals.
What does the shortlist-by-lifestyle approach mean when choosing a GLS site?
Shortlisting by lifestyle means prioritizing greenery, school belts, or city access depending on your goals. Green living near reservoirs and park connectors suits families and wellness-focused buyers. School belts prioritize parents, while city-center convenience favors investors seeking liquidity and higher rental demand.
How should buyers interpret pricing signals from 1H–2H 2025 GLS outcomes?
Look beyond headline land bids. Consider plot size, allowed gross floor area, and developer margins to estimate likely unit prices. Moderating bids in hotspots indicate cooling sentiment, while continued strong bids suggest persistent demand. Align this with interest rate outlook and macro factors when deciding timing.
What role does connectivity via MRT interchanges, like Newton, play in investment decisions?
Interchanges offer superior network access, improving appeal to commuters and short-term renters. Proximity to Newton or other major interchanges usually strengthens rental prospects and resale liquidity, important if you plan to hold for a medium-term exit.
How far in advance do developers typically launch projects after winning GLS plots?
Timelines vary by project complexity, approvals, and market conditions, but developers often launch showflats and sales within 12–24 months after acquisition. ECs may follow similar timelines but depend on eligibility windows and pre-sale conditions.
Should I prioritize site size, unit mix, or location when evaluating new projects from GLS sites?
Location generally trumps other factors for long-term value. After that, unit mix matters based on target buyers or tenants — larger units for families, smaller ones for singles and investors. Site size affects amenities and density, which influence lifestyle appeal and pricing.
How can I track upcoming tender windows and confirmed versus reserve list sites?
Monitor the Ministry of National Development and Urban Redevelopment Authority announcements, and follow reputable property news outlets and market research firms. These sources publish confirmed vs reserve lists, tender schedules, and site briefs useful for pre-emptive research.
