The GLS pipeline, tracked

This is the queue of state land that becomes Singapore's next private homes. The 33 sites below carry roughly 18,623 future homes, about three years of normal demand, and 25 of them already have a developer attached. Each row shows what the land cost, what the project must sell at to break even, and what we think buyers will be asked to pay.

How do you read this table?

Four columns do most of the work. Here is what each one means. The pipeline's biggest event just landed: the Bayshore Drive mixed-use tender, the largest plot here, closed on 15 July 2026 at $2.128 billion, or $1,323 psf ppr, from a group led by Frasers Property. That was above every forecast made before the tender. Launch season has started too. Dunearn House sold 210 of its 380 units at $2,799 to $3,382 psf, and we broke that result down layout by layout.

Status tracks a site through its life. Confirmed means the government has set the land aside but has not yet invited bids, so there is no land price yet. Tendered means developers are bidding now. Awarded means someone has won it and is preparing to build. That is usually 9 to 15 months before the show flat opens. Once a project previews, it moves to our new launch tracker, which carries the live map and prices by bedroom count.

Land (psf ppr) is the winning bid, divided by the floor space the developer may build. Quoting it this way lets you compare a small plot against a large one fairly. It is also the starting point for every launch price we estimate. Our land cost tracker shows where any bid here sits against 256 land sales going back to 2016. For the EC plots in this table, the tender closing date also decides which rulebook the project sells under. See the 8 May 2026 EC rule change.

Est. breakeven is what the whole site costs the developer, per square foot of floor space it may build. That includes the land, the building work, the interest on the money borrowed to buy the land, professional and legal fees, taxes and marketing. It is the price the project must clear just to avoid a loss. Land is typically only about half of it. Our launch estimate then adds a developer profit of 15% to 30% on top. We set that range by testing it against 42 projects that have already launched, and the full working is in our pricing methodology. Sites still open for tender show a dash in both columns, because a guess would be worse than nothing.

Target preview is when we expect the show flat to open. We build these windows from developer announcements, agency briefings, and the usual 9 to 15 month gap between winning a site and previewing it. They are our best read, not a promise, and we tighten them as a launch nears. A dash means the site has not been awarded, so any date would be a guess.

Our launch estimate is what we think buyers will be asked to pay. We start with what the developer paid for the land. We add today's building cost, which runs $600 to $1,000 per square foot and more over an MRT station. We add the profit a developer needs. Then we check the answer against what nearby projects have actually sold for. Every assumption is published on our pricing page, and our 1H 2026 GLS review applies the same working across the confirmed list. These are estimates. Developers set real prices days before launch, and they can land outside our range.

What stands out in the pipeline right now?

• Land is barely half the bill. Across the 28 awarded sites with a published cost breakdown, land is a median 54% of total cost. The median breakeven is $2,447 psf ppr against a median land rate of $1,334. That gap explains why cheap land does not mean a cheap launch. A low plot ratio spreads the building cost over less floor area to sell, and a long build stacks up interest. Sembawang Road EC has the cheapest land here at $692 psf ppr, yet it still has to clear $1,477.
• Prime central land has repriced. Two Newton-area tenders seven months apart tell the story. Bukit Timah Road went for $1,825 psf ppr in November 2025 and Peck Hay Road for $1,865 psf ppr in June 2026. Those are the two highest residential state land rates since 2018. Both now break even above $3,100 psf ppr, which puts our launch estimates at $3,580 to $4,050 and $3,650 to $4,130 psf.
• The East is the volume story, and it has just re-priced. New Upper Changi Road closed on 1 September 2026 at $1,537 psf ppr for about 1,010 units — a record for a pure residential state site in the suburbs, and 15.6% above the $1,330 the nearby Bedok Rise plot fetched ten months earlier. With Bayshore Drive's 1,280 units and Bedok Rise's 380, District 16 sits at the centre of 2026 to 2028 supply. Full working.
• Mega-sites mean partnerships. Every suburban mixed-use site sold above $1 billion drew exactly three bids, and each bid came from a group of developers rather than one. That covers Tampines Avenue 11, Chencharu Close and Hougang Central. Bayshore Drive's three-bid result makes it four for four.
• EC land is still the cheap corner. Awarded EC rates of $692 to $794 psf ppr are roughly half the private median. That is why EC launches keep selling quickly to HDB upgraders.

Which new launches are previewing next?

The next six previews we track are below. Awarded sites move into the launch list once we can date them. The full list in date order, covering all 29 scheduled projects and 18,578 future homes, sits on its own page so there is one calendar rather than two: the Singapore new launch calendar.

The short version — read this first

Six things to take from this tracker.

So what should you do with this?

• Find the site nearest the area you are shopping in, and read its breakeven. That number, not the land price, sets the floor on what the project can charge.
• Compare our launch estimate against what already-launched projects nearby are asking. A big gap is the value question worth investigating.
• Treat every estimate here as an estimate. Developers set real prices days before launch, and they can land outside our range.

Frequently asked questions