Government trims H1 2026 private housing land supply, keeps overall pipeline strong
Government trims H1 2026 private housing land supply, keeps overall pipeline strong
Nov 13, 2025
CONDOsingapore.com
The government will release land for about 4,500 private housing units under the confirmed list of the Government Land Sales (GLS) programme for the first half of 2026.
This is:
* 4.8% lower than the 4,725 units in H2 2025
* 10.5% lower than the 5,030 units in H1 2025
The announcement was made by National Development Minister Chee Hong Tat at the 66th anniversary dinner of the Real Estate Developers’ Association of Singapore.
A modest trim, not a pullback
While supply has been reduced slightly, overall levels remain high by historical standards. The H1 2026 release will bring the total pipeline to more than 58,000 private homes.
For 2025, confirmed list supply stands at 9,755 units, about 9% lower than 2024’s 11,110 units — which was the highest annual supply since 2013. That 2024 figure included 610 units from a reserve-list site at Zion Road.
Importantly, not all 2024 sites were taken up. Two were not awarded due to low bids, and one drew no bids. This suggests supply has already been calibrated in response to market conditions.
From 2025 to 2027, the government plans to:
* Launch about 55,000 Build-To-Order (BTO) flats
* Release land for more than 25,000 private homes
The broader message: supply remains ample, even if pacing is being fine-tuned.
Market conditions: cooling prices, strong demand
The trim comes as price growth moderates but sales remain strong.
* Private home prices rose about 3% in the first three quarters of 2025, similar to 2024.
* In Q3 2025, prices rose 0.9%, slightly slower than Q2’s 1%.
* HDB resale prices increased just 0.4% in Q3, marking the fourth straight quarter of slowing growth.
At the same time, transaction volumes have surged.
In the first nine months of 2025, 7,924 private homes (excluding executive condos) were sold — exceeding the full-year totals of 2024, 2023 and 2022.
This suggests the market is not overheating, but demand remains resilient.
Developer sentiment has strengthened
Although prices are rising more slowly, developers have shown increasing confidence in 2025.
Average bids per GLS site rose from three in 2024 to 5.1 so far in 2025. Some sites also achieved record land prices.
For example:
* The Bayshore Road plot set a new Outside Central Region record at S$1,388 psf ppr.
* The Bukit Timah Road site achieved S$1,820 psf ppr — the highest Core Central Region rate since Cuscaden.
ERA’s Marcus Chu suggested the slight trim may reflect policymakers’ awareness of strong bidding activity and bullish developer sentiment.
In other words, supply is being adjusted carefully to prevent excessive land price escalation.
Flexibility built into the system
Industry observers noted that GLS supply is reviewed every six months. The reserve list acts as a buffer: if demand strengthens significantly, additional sites can be triggered.
This reduces the risk of supply shortages and gives the government room to respond quickly if market conditions change.
PropertyGuru’s Lee Nai Jia said the current environment looks balanced. Prices are rising at a slower pace, and land bids are steady. Stable supply is appropriate in such an equilibrium market.
He added that if interest rates remain low and global conditions improve, there could still be room for further growth.
Other policy changes: easing red tape, improving transparency
Beyond supply, the Ministry of National Development (MND) announced several measures to support developers and buyers.
Faster show-flat approvals
The government will streamline the temporary occupation licence (TOL) process:
* Pre-cleared sites will be listed on the Singapore Land Authority website.
* Developers in the central area can now obtain upfront three-year approvals (previously up to two years).
* Approval timelines are expected to be cut by about half, saving roughly six weeks.
This reduces marketing delays and holding costs.
Conquas framework updates
The Construction Quality Assessment System (Conquas) will shift focus toward major livability issues such as water seepage and ponding.
About 30% of minor finishing defect categories will be removed, simplifying compliance. The revised framework applies to projects with tenders called from April 1, 2026.
Greater buyer protection
New requirements will improve transparency:
* Structural walls and refuse chambers must be shown clearly in site plans.
* Developers must disclose their Conquas track record.
* The defects liability period will start later — from the 35th day after the progress payment notice, instead of the 15th — aligning better with when buyers take possession.
Standard clauses, such as car park allocation details and use of prefabricated construction methods, will also be incorporated into prescribed contracts. The Urban Redevelopment Authority plans to implement these rule changes in early 2026.
Overall takeaway
The slight reduction in land supply signals fine-tuning rather than tightening.
Prices are moderating, transactions are strong, and developer confidence has improved. The government appears to be maintaining stability — keeping supply high enough to prevent overheating, while retaining flexibility to respond if demand shifts.
