URA Launches GLS Sites at Marina Gardens Lane and Orchard Boulevard: 500 New Homes for Singapore’s 2H 2026 Land Programme
Quick Answer: URA GLS Marina Gardens Lane and Orchard Boulevard — 6 Key Facts
- The Urban Redevelopment Authority (URA) released two residential GLS sites on 13 August 2026 under the 2H 2026 Government Land Sales Programme.
- Marina Gardens Lane (near Marina South MRT, Thomson-East Coast Line): ~390 residential units; tender closes 15 October 2026.
- Orchard Boulevard (near Orchard Boulevard MRT, TEL): ~110 residential units; tender closes 29 October 2026.
- Both sites form part of the 2H 2026 Confirmed List, which totals 4,745 residential units — more than 50% above the 10-year annual average Confirmed List supply.
- Marina South is a planned car-lite, waterfront residential precinct that URA has been developing progressively since the early 2020s.
- Orchard Boulevard offers rare prime District 10 (CCR) land in a location that has seen very limited new private supply in recent years.
Two Prime Sites Released Under Singapore’s 2H 2026 GLS Programme
The Urban Redevelopment Authority (URA) today released two residential land parcels for sale under the Confirmed List of the second-half 2026 Government Land Sales (GLS) Programme. The sites — at Marina Gardens Lane and Orchard Boulevard — are among the most closely watched land parcels in the 2H 2026 programme, given their locations in two distinctly different but equally sought-after precincts of Singapore.
The GLS programme is the Singapore government’s primary mechanism for releasing state land for private residential and commercial development. Sites on the Confirmed List are launched regardless of market demand signals; the Reserve List operates on application. Today’s release expands the already large 2H 2026 Confirmed List — one that URA has deliberately sized at well above historical norms to address the persistent supply-demand imbalance in Singapore’s private residential market.
I. Marina Gardens Lane: Marina South’s Next Chapter
The Marina Gardens Lane site is located in Marina South, a waterfront precinct that URA has been developing as Singapore’s newest large-scale residential neighbourhood. The area is positioned along the Greater Southern Waterfront, adjacent to Marina Bay, and is designed as a car-lite community with high-quality public transport connectivity via the Thomson-East Coast Line (TEL) at Marina South MRT station.
The Marina Gardens Lane site can potentially yield approximately 390 residential units. The tender closes at noon on 15 October 2026. This is consistent with previous Marina South GLS releases — the area has seen multiple sites released since 2021, and the emerging neighbourhood is beginning to take shape with the first residential towers under construction.
Marina South’s appeal to developers lies in several factors. It offers large, contiguous land parcels of a size that is extremely difficult to assemble through en bloc collective sales in the established private market. It has direct MRT connectivity. And it benefits from URA’s planning vision for the precinct — a walkable, green, waterfront residential community with proximity to Marina Bay’s business, lifestyle, and entertainment hub. Industry data suggests Marina South launches in the surrounding area have attracted significant buyer interest, particularly from upgraders and investors who see the long-term development trajectory of the precinct.
II. Orchard Boulevard: Rare Prime CCR Supply
The Orchard Boulevard site is located in District 10, one of Singapore’s most prestigious residential addresses. At approximately 110 units, it is a significantly smaller site than Marina Gardens Lane — reflecting both the limited scale of developable land in this part of the Core Central Region (CCR) and the very high land values that make large sites financially prohibitive.
The Orchard Boulevard site is near the Orchard Boulevard MRT station on the Thomson-East Coast Line, providing direct connectivity along the TEL corridor from Woodlands to the East Coast. New private residential supply in District 10 has been extremely limited over the past several years — the combination of high land costs, few available sites, and the long development timeline means that buyers seeking brand-new freehold or 99-year leasehold private apartments in this part of Singapore have had very few options. The tender for this site closes at noon on 29 October 2026.
III. The Bigger Picture — 2H 2026 GLS Supply in Context
Both sites are part of the URA’s 2H 2026 GLS Confirmed List, which was announced earlier this year and totals 4,745 residential units across all confirmed sites for the second half of 2026. To put this figure in context:
| GLS Period | Confirmed List Units | Vs 10-Yr Avg (half-yr) |
|---|---|---|
| 10-Year Average (annual) — approx. | ~6,000 per year (~3,000 per half) | Baseline |
| 1H 2026 Confirmed List | ~3,505 units | +17% vs half-yr avg |
| 2H 2026 Confirmed List | 4,745 units | +58% vs half-yr avg |
The 2H 2026 Confirmed List represents a deliberate policy decision by the Singapore government to front-load supply into the market at a time when private residential prices have continued to rise despite multiple rounds of ABSD adjustments. The view from URA is that the medium-term supply pipeline — comprising GLS sites, en bloc redevelopments, and executive condominium launches — must be sufficiently deep to moderate price growth and maintain housing affordability, particularly for Singaporean upgraders who face the 20% ABSD rate on their second purchase.
A larger GLS pipeline has two effects on the broader market. First, it increases future supply, which in time translates to more completed units available for buyers. Second, it gives developers alternatives to en bloc bids — with more GLS land available, developers are less compelled to pay high premiums for collective sale sites in the secondary market. Industry analysts suggest this is one reason the en bloc market has been comparatively muted in 2H 2026, even as individual sites like City Plaza (S$970M, 13 August tender) have attracted interest.
IV. What This Means for Buyers, Sellers and Investors
For buyers considering new launch properties in Marina South or the Orchard Boulevard corridor, the release of these sites signals that new developments are in the pipeline, but completion will be 3–5 years away from tender close. Buyers who need to transact now should look at existing new launches in adjacent areas (TEL-connected precincts, Marina Bay fringe) rather than waiting for these specific sites to be marketed.
For sellers of existing private residential properties in Marina South or District 10, a larger GLS pipeline may apply some price discipline to new launches (as developers face higher land costs from competitive bidding for GLS sites alongside a larger total supply). However, resale properties in established prime districts with immediate availability and leasehold tenure clarity continue to command buyer attention from owner-occupiers.
For en bloc owners in nearby precincts, the point made above is relevant: a more active GLS programme reduces developer urgency to acquire en bloc sites at significant premiums. Developments pursuing collective sales in Marina-adjacent or Orchard-adjacent locations may find that their expected premiums are moderated as developers weigh GLS alternatives.
V. What Might Come Next
The next GLS tender deadlines — 15 October 2026 for Marina Gardens Lane and 29 October 2026 for Orchard Boulevard — will be followed by a period of evaluation by URA. Developers typically submit a single sealed bid at tender close, and URA evaluates bids on the basis of price (highest acceptable bid) and development quality criteria (for some sites with specific design requirements). Results for both sites can be expected approximately 4–8 weeks after tender close.
Following any award, the developer typically has 5 years from the date of award to complete the development (with possible extensions). Given the 2026 award timeline, residents could expect new completions from these sites as early as 2030–2031, adding to Singapore’s private residential inventory in that period.
Frequently Asked Questions: URA GLS Sites 2026
What is the Government Land Sales (GLS) programme?
The Government Land Sales programme is administered by URA (for residential and commercial sites) and JTC (for industrial sites). Under the GLS, the government releases state-owned land for private development through competitive tender. The Confirmed List comprises sites that will be launched regardless of market demand; the Reserve List comprises sites that are only launched if a developer applies and the government accepts the proposed price. The GLS programme is the primary mechanism by which Singapore regulates the supply of private residential land and ensures that housing supply keeps broadly pace with demand.
What is Marina South and why is it significant?
Marina South is a planned residential and mixed-use precinct at the southern tip of the Marina Bay area, adjacent to the Gardens by the Bay waterfront. URA has designated it as a car-lite neighbourhood, meaning it is designed with high-quality public transport connections (Marina South MRT on the TEL), cycling infrastructure, and minimal surface car parking. It is part of the broader Greater Southern Waterfront transformation that will eventually link Tanjong Pagar, Keppel, Sentosa, and Marina Bay into a continuous waterfront live-work-play corridor. The Marina Gardens Lane site released today is one of several GLS sites URA has progressively released in the precinct since 2021 to build up the neighbourhood’s residential population.
When will the new developments on these sites be ready for buyers?
Developers who win the tender typically have 5 years from the award date to obtain Temporary Occupation Permit (TOP). With tender closes in October 2026 and a typical development timeline of 3–5 years post-award, buyers could expect TOP for these developments as early as 2030 and as late as 2031–2032. New launch marketing (sales prior to construction completion) would typically begin 6–18 months after the award, subject to the developer’s marketing strategy and the prevailing market conditions at that time.
Does a higher GLS supply mean property prices will fall?
Not necessarily, and not immediately. New GLS supply does not translate into completed units for 3–5 years. In the near term, a larger pipeline signals future supply additions, which can moderate buyer expectations of price appreciation and give buyers and sellers more negotiating latitude. Over the medium term, if completed supply outpaces demand growth, prices in certain segments may experience softer growth or modest corrections. However, Singapore’s property market is also supported by population growth, strong GDP, continued expatriate demand, and limited land — structural factors that underpin long-term demand. URA’s GLS calibration is designed to moderate prices, not engineer sharp falls.
Are these sites freehold or leasehold?
GLS sites released by the Singapore government are almost always on 99-year leasehold tenure, as the government retains underlying ownership of state land. Freehold land in Singapore predominantly comprises private land that has been in private ownership since colonial times or was converted. The Marina Gardens Lane and Orchard Boulevard sites released today are expected to be 99-year leasehold — the full terms and conditions are available in the eDeveloper’s Packet sold through URA’s One-Stop Developer Portal at digitalservice.ura.gov.sg.
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