- On 25 June 2026, URA released two new residential sites under the 1H2026 GLS Programme.
- Lorong Puntong / Sin Ming Avenue — near Bright Hill MRT (TEL Stage 3), ~140 units, Confirmed List, tender closes 15 September 2026.
- Kitchener Link — near Farrer Park MRT (NEL), ~145 units, Reserve List (developer application required).
- Combined potential yield: approximately 285 new private residential units.
- Lorong Puntong is part of the Sin Ming residential transformation adjacent to the Bright Hill MRT interchange; Kitchener Link taps Farrer Park’s strong healthcare-driven rental market.
URA Releases Two GLS Sites on 25 June 2026
The Urban Redevelopment Authority (URA) announced on 25 June 2026 the release of two residential sites for sale under the first half of 2026 (1H2026) Government Land Sales Programme. The two sites — at Lorong Puntong/Sin Ming Avenue in Bishan and at Kitchener Link near Farrer Park — represent different tiers of the GLS mechanism: the Sin Ming site is on the Confirmed List (it will be tendered regardless of developer interest), while Kitchener Link is on the Reserve List (a developer must first submit a sufficiently high application price to trigger the tender).
These releases form part of Singapore’s broader housing supply pipeline. The 1H2026 GLS programme was announced in December 2025 with 5,050 private residential units and 3,455 executive condominium (EC) units on offer — a total pipeline of approximately 8,505 units across both Confirmed and Reserve Lists. The Lorong Puntong and Kitchener Link releases bring two additional parcels in the 1H2026 programme to market.
Figure 1: Key facts comparison — Lorong Puntong/Sin Ming Avenue (Confirmed List) versus Kitchener Link (Reserve List). Source: URA, 25 June 2026.
Site 1: Lorong Puntong / Sin Ming Avenue — Bright Hill MRT Catchment
The Lorong Puntong/Sin Ming Avenue site is located in the Sin Ming planning area, within the broader Bishan/Upper Thomson precinct. Its most significant attribute is proximity to Bright Hill MRT station — the Thomson-East Coast Line (TEL) Stage 3 station that serves the Sin Ming/Upper Thomson Road corridor and will also connect to the Cross Island Line (CRL) when the CRL’s eastern extension opens. Sin Ming Avenue has historically been a light industrial and automotive area; the release of a residential GLS site here is a deliberate planning signal that URA is guiding the gradual residential transformation of the Sin Ming corridor as TEL and CRL connectivity uplift its residential attractiveness.
The site can potentially yield approximately 140 residential units. Industry expectations for the bid quantum fall in the range of S$680–820 psf per plot ratio (ppr), based on comparable land transactions in the D20 catchment. The tender closes on 15 September 2026 at 12 noon. A successful award in Q4 2026 would position a new launch for 2027–2028 at estimated prices of S$2,000–2,400 psf, if comparable to existing condos such as those along Thomson Road and Upper Thomson.
Site 2: Kitchener Link — Farrer Park Reserve List Addition
The Kitchener Link site is within the Farrer Park planning area in District 8, adjacent to Farrer Park MRT station on the North East Line (NEL). Farrer Park has seen steady demand from healthcare workers employed at nearby Connexion (the integrated medical hub) and Tan Tock Seng Hospital. As a Reserve List site, Kitchener Link will only be tendered if a developer submits an acceptable minimum-price application to URA — a demand-sensing mechanism that prevents oversupply when market sentiment is weak.
The site can potentially yield approximately 145 residential units. Comparable land in D8 has transacted in the S$1,050–1,200 psf ppr range in recent tender cycles, suggesting a potential launch price of S$2,100–2,500 psf for a new development here, consistent with resale values in the Farrer Park condo market today.
1H2026 GLS Programme: Where These Sites Fit
| Site | List Type | Est. Units | Key Transport | Tender / Status |
|---|---|---|---|---|
| Lorong Puntong / Sin Ming Ave | Confirmed | ~140 | Bright Hill MRT (TEL) | Closes 15 Sep 2026 |
| Kitchener Link | Reserve | ~145 | Farrer Park MRT (NEL) | Application required |
| Peck Hay Road (awarded Jun 2026) | Confirmed | ~220 | Newton MRT (NSL/DTL) | Awarded Jun 2026 |
| River Valley Green Parcel C (awarded Jun 2026) | Confirmed | ~350 | Havelock MRT (TEL) | Awarded Jun 2026 |
| JLD White Site (launched Jul 2026) | White Site | ~1,200+ | Jurong Lake District | Launched Jul 2026 |
The June 2026 GLS releases follow a busy first half for URA land sales. River Valley Green Parcel C was awarded in June 2026 (to CDL at approximately S$1,325 psf ppr), and Peck Hay Road near Newton was also awarded in June. The Jurong Lake District white site was formally launched in July 2026. Against this backdrop, Lorong Puntong and Kitchener Link represent smaller, more surgical supply additions rather than market-moving mega-sites.
What This Means for Buyers and Investors
For buyers evaluating resale condos in the Sin Ming/Upper Thomson and Farrer Park micro-markets, the GLS releases signal new supply entering in 2027–2028 (assuming a standard 3–4 year construction timeline from award to Temporary Occupation Permit). This may create modest pricing competition for older resale stock at launch in those years. However, for capital appreciation investors, the Sin Ming GLS release is a positive long-term signal: URA’s conversion of industrial land to residential use endorses the Bright Hill MRT’s transformative effect on the corridor, and buyers who enter the precinct now may benefit from the full value uplift before new supply arrives.
For the Kitchener Link site, triggering depends on developer confidence in the D8 condo market. If CCR/RCR sentiment remains stable through late 2026, it is likely a developer will submit a trigger application in H2 2026 or H1 2027.
Frequently Asked Questions
What is the difference between a Confirmed List and Reserve List GLS site?
A Confirmed List site is put out for public tender by URA regardless of developer interest — it will be sold. A Reserve List site is only tendered if a developer submits a minimum acceptable price application first. This two-track system lets URA release supply systematically (Confirmed) while maintaining a buffer of ready-to-activate land that responds to actual market demand (Reserve). Reserve List sites are not “less desirable” — they are simply a policy mechanism to avoid releasing land faster than the market can absorb.
When could a new condo at the Sin Ming/Lorong Puntong site launch for sale?
If the Lorong Puntong/Sin Ming Avenue tender closes 15 September 2026 and is awarded in Q4 2026, a developer would typically spend 12–18 months on planning approvals and design before a sales launch. An early preview or public launch could therefore occur in late 2027 or early 2028, with keys (Temporary Occupation Permit) expected by 2030–2031 based on standard construction timelines. Buyers should monitor URA’s tender award announcements and developer project registration notices.
Can foreigners buy units in the new condos developed on these sites?
Yes. Both sites are zoned non-landed private residential, and resulting condominiums are open to Singapore Citizens, Permanent Residents, and foreigners — subject to applicable ABSD rates. Foreign buyers currently pay 60% ABSD. Singapore Citizens pay no ABSD on a first property purchase, and 20% ABSD on a second. The ABSD framework applies uniformly to new launches and resale private condominiums.
How does the Kitchener Link Reserve List site get triggered?
A developer must submit a formal written application to URA with a minimum acceptable price. If URA finds the application price acceptable, it launches a public tender within approximately 8 weeks. The triggering developer then competes openly against other bidders — there is no guaranteed right of purchase just from submitting the trigger application. If no developer submits an acceptable application price, the site remains dormant on the Reserve List.
Where can I find the full URA press release for these two GLS sites?
The official URA press release (pr26-49, 25 June 2026) is available at the URA website under Media Releases. The Lorong Puntong/Sin Ming Avenue tender details are listed under URA’s sites-for-tender page, and the Kitchener Link details appear on the sites-for-application page. Both pages are accessible at ura.gov.sg. The eDeveloper’s Packets with full conditions of tender are available for purchase through URA’s One-Stop Developer Portal.
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