Land & New Launches
CurrentTwo new GLS sites: a boutique East Coast plot and future supply in Serangoon North
One site is open for tender while the other is only available for application—a distinction that changes how soon new homes may reach the market.
Published 29 September 2026 · 4 min readTwo sites, two different stages
URA released the East Coast Road and Serangoon North View residential sites under the second-half 2026 Government Land Sales Programme. The East Coast Road Confirmed List site can yield about 85 homes and is open for tender until noon on 3 December 2026.
The Serangoon North View site can yield about 235 homes, but it sits on the Reserve List. It is available for application and will not automatically proceed to a public tender on the same timetable.
Why the East Coast site may attract attention
An estimated 85-home project would be relatively boutique by current new-launch standards. That can limit the developer's total capital exposure, but a smaller saleable area also means the land price and development costs must be spread across fewer homes.
The tender result—not the site's release—will provide the next useful land-cost benchmark. Bid count, the gap between bids and the winning land rate will help show how developers are reading demand in the East Coast market.
What nearby owners and buyers should watch
Future supply can create both price support and competition. A higher land benchmark may strengthen replacement-cost expectations, while a newer project may compete with surrounding resale homes on facilities, layouts and condition.
Until the tender closes, launch prices and development positioning remain unknown. Buyers should not convert an unsold GLS site into a future selling-price assumption.
Questions worth considering
The headline may be significant, but how much does it materially change the decision for a buyer or owner examining GLS and East Coast? The useful answer may depend on timing, entry price, holding costs and the alternatives available at the same point.
It is also worth separating a broad land & new launches signal from an advantage specific to one property. Which evidence would still need to be checked—and what could affect demand, flexibility or the eventual exit audience?