Supply intelligence
Future supply is the other half of the price story. Here's what's coming: the Government Land Sales pipeline, the completions due and unsold stock still to clear, and where new launches are pricing above resale by district.
Government Land Sales — 2H2026 Confirmed List
9 Confirmed-List sites can yield about 4,745 private homes (incl. 735 EC) plus 83,350 sqm commercial GFA. Sustained supply is the government's stated stance. Named sites below; the full list is on the URA release.
| Site | Segment | District | Type | Est. units | Tender | Notes |
|---|---|---|---|---|---|---|
| Town Hall Link (white site) | OCR | D22 | White site White | 1,200 | launched Jul 2026 | Jurong Lake District anchor; ~186,000 sqm potential GFA incl. up to 1,200 homes + min. office component. Carved from the 6.5-ha master-developer parcel whose 2024 bid was rejected. Moves the JLD from Reserve to Confirmed. |
| Jurong East Avenue 1 | OCR | D22 | Executive condo EC | 735 | 2H2026 | The only EC site on the list; first EC in Jurong East in ~30 years. New EC rules (from 8 May 2026: 10-yr MOP, no DPS, 90% first-timer quota) apply if the tender closes on/after 8 May 2026. |
| Orchard Boulevard | CCR | D10 | Private resi | — | 2H2026 | Prime CCR site. |
| Marina Gardens Lane | CCR | D1 | Private resi | — | 2H2026 | Marina South precinct. |
| East Coast Road | RCR | D15 | Private resi | — | 2H2026 | East Coast / Katong belt. |
| Berlayar Close | CCR | D4 | Private resi | — | 2H2026 | Keppel / HarbourFront / Greater Southern Waterfront edge. |
New-launch vs resale gap, by district
Where developers are pricing new launches above nearby resale (last 12 months). A wide gap can signal either a genuine quality/newness premium or froth — and it caps how much upside a resale buyer is really getting. Click a column to sort.
| District | New sale $psf | Resale $psf | Gap | New/Resale n |
|---|---|---|---|---|
| D16 | $2,855 | $1,536 | +86% | 387/586 |
| D25 | $2,062 | $1,204 | +71% | 21/261 |
| D19 | $2,667 | $1,620 | +65% | 130/1,962 |
| D18 | $2,278 | $1,452 | +57% | 1,228/1,025 |
| D12 | $2,678 | $1,742 | +54% | 55/364 |
| D22 | $2,276 | $1,484 | +53% | 117/376 |
| D1 | $2,970 | $1,958 | +52% | 228/166 |
| D27 | $1,996 | $1,343 | +49% | 340/561 |
| D15 | $2,676 | $1,828 | +46% | 531/896 |
| D26 | $2,177 | $1,514 | +44% | 999/78 |
| D23 | $2,125 | $1,482 | +43% | 274/829 |
| D17 | $1,797 | $1,258 | +43% | 653/265 |
| D2 | $3,070 | $2,158 | +42% | 198/134 |
| D11 | $2,916 | $2,057 | +42% | 38/325 |
| D21 | $2,515 | $1,776 | +42% | 332/406 |
| D9 | $3,213 | $2,326 | +38% | 1,202/689 |
| D10 | $3,038 | $2,244 | +35% | 937/836 |
| D7 | $2,858 | $2,122 | +35% | 45/117 |
| D5 | $2,444 | $1,830 | +33% | 1,238/716 |
| D3 | $2,930 | $2,250 | +30% | 1,515/562 |
| D20 | $2,398 | $1,924 | +25% | 20/410 |
The HDB upgrader wave
The other supply-side signal is demand: HDB flats reaching their 5-year MOP feed the upgrader pool for nearby private homes. That's tracked by town on the HDB upgrader wave page.