Best Singapore GLS Sites 2026 — Top 5 Investor Picks for New Launch Condos

Reading Time: 6 minutes

Reading Time: 6 minutes

Not all Singapore GLS tender 2026 sites are created equal. While the government’s H1 and H2 2025 Confirmed and Reserve Lists offer a pipeline of new launch condominiums across Singapore, the investment merits of each site vary enormously. Location, MRT connectivity, rental demand drivers, developer competition, supply scarcity and precinct transformation narratives — these are the filters that separate an outstanding investment from a merely adequate one. Drawing on CBRE’s analysis and independent market data, this article ranks the five GLS sites in 2026 that offer the most compelling investor profile, and explains precisely why each earns its place on the list.

How to Evaluate a GLS Site as an Investment — The 5-Criteria Framework

Before ranking individual sites, it helps to establish an objective evaluation framework. Experienced property investors apply the following five criteria when assessing any GLS site:

1. Location and MRT Accessibility: Is the site within 500m of an MRT station? Does it serve multiple employment hubs? Is it on an interchange or endpoint line? Transit proximity directly correlates with rental demand and capital appreciation.
2. Developer Bid Competition: High land bid prices signal developer confidence in end-product pricing. Strong competition at tender means the developer has priced in robust demand — validating the site’s investment thesis.
3. Rental Demand Drivers: What generates rental demand near this site? Proximity to business parks, hospitals, universities, and expatriate communities produces durable rental income. Single-driver demand is more fragile than multi-driver demand.
4. Supply Scarcity: How many competing new launches exist in the same micro-market? Boutique sites (under 300 units) in low-supply micro-markets command premiums both at launch and on the resale market.
5. Precinct Transformation Story: Is the surrounding area undergoing masterplan-driven transformation? Government-backed regeneration (Greater Southern Waterfront, Kallang Alive, Woodlands Regional Centre) amplifies long-term capital appreciation beyond market-wide trends.

Each of the five sites below scores highly across multiple criteria. Buyers should also familiarise themselves with ABSD Singapore 2026 rates and their TDSR Singapore 2026 limits before committing to any purchase.

#1 Lorong Puntong — Boutique CCR Near Novena Medical City

CBRE’s analysts named Lorong Puntong (District 11, Novena) as the most attractive GLS site in the 2026 pipeline — and the reasoning is compelling. This boutique site will yield approximately 140 residential units, placing it firmly in the “rare and exclusive” CCR category that commands lasting premiums.

Why Lorong Puntong Ranks #1:

• Novena Medical City proximity: The Novena precinct hosts Singapore’s densest concentration of private hospitals — Mount Elizabeth Novena, Tan Tock Seng Hospital, Novena Specialist Centre, and the upcoming Integrated Care Hub. This generates sustained rental demand from medical professionals, overseas patients’ families and healthcare industry workers — a tenant base that values quality and convenience above cost.
• CCR address at boutique scale: D11 carries the CCR premium without the density of D9/D10 micro-markets. With only ~140 units, Lorong Puntong creates genuine scarcity. Comparable CCR boutique projects like La Maison Deux and 15 Holland Hill have demonstrated strong per-unit appreciation precisely because of limited competing supply.
• MRT connectivity: Novena MRT (NS20) on the North-South Line provides direct access to Orchard Road, City Hall and Raffles Place — the full CBD spine. The forthcoming Cross Island Line interchange at Toa Payoh (minutes away by bus) will further enhance the precinct’s connectivity.
• Expected PSF: $3,200+ at launch, with strong upside potential given CCR scarcity and medical city rental yields.

For investors seeking a CCR trophy asset with hospital-driven rental demand, Lorong Puntong represents the clearest value proposition of any 2026 GLS site.

#2 Berlayar Drive — The Greater Southern Waterfront Long-Term Play

The Greater Southern Waterfront (GSW) is Singapore’s most ambitious urban regeneration project since Marina Bay — a 30-kilometre waterfront transformation stretching from Pasir Panjang to Marina East, involving the relocation of Tanjong Pagar Container Terminal and redevelopment of thousands of hectares of prime waterfront land. Berlayar Drive sits in the heart of this transformation.

Why Berlayar Drive Ranks #2:

• Transformation play upside: Buying into a GSW site in 2026 is the equivalent of buying into Marina Bay in 2005 or Sentosa Cove in 2006. The 20–30 year transformation timeline means early buyers benefit from prolonged capital appreciation as the precinct develops.
• Boutique luxury positioning: With approximately 415 units and a low GPR of 1.4, Berlayar Drive will produce a low-density, high-end residential product. Low-rise luxury developments in waterfront precincts command significant premiums — think Reflections at Keppel Bay and Caribbean at Keppel Bay, which have held value despite their age because of the irreplaceable waterfront address.
• HarbourFront connectivity: HarbourFront MRT (CC29/NE1 interchange) and VivoCity — Singapore’s largest shopping mall — are within close proximity. The Circle Line connects directly to key nodes including Dhoby Ghaut, Marina Bay and the CBD.
• Expected PSF: $3,000–$3,500+ at launch, with the transformation premium compounding over time.

Berlayar Drive suits investors with a 10–15 year horizon who want exposure to Singapore’s biggest urban transformation story at an early-stage price point.

#3 to #5 — New Upper Changi Road, Bayshore Drive and Holland Plain

The remaining three picks each serve a distinct investor profile — from volume-focused mass-market plays to lifestyle boutique investments.

#3: New Upper Changi Road (District 16/18) — The Volume Play

New Upper Changi Road is the largest site in the 2026 GLS pipeline, estimated to yield approximately 1,040 units. Size creates different dynamics: more competitive developer pricing, better unit-mix variety, and stronger rental demand from sheer scale of the catchment.

• Changi Business Park rental demand: Changi Business Park (CBP) and Changi City Point create a dense employment hub — home to Visa, DBS Digital Hub, UnitedHealth Group, and over 500 companies. Professionals working in CBP actively seek quality rental accommodation in D16/D18.
• East Region growth: The upcoming Changi Airport Terminal 5, ongoing Changi East industrial estate development, and Paya Lebar Air Base relocation will transform Singapore’s east region over the next decade.
• Expected PSF: $1,800–$2,100 — the most accessible price quantum of the five picks, suited to investors seeking volume and rental yield over capital appreciation.

#4: Bayshore Drive (District 16, Mixed-Use Development) — The Precinct Transformation Play

Bayshore Drive is a mixed-use GLS site that will combine residential units with retail and community amenities. The upcoming TEL Bayshore MRT station positions this development as the anchor of a new waterfront precinct.

• TEL Bayshore MRT: The Thomson-East Coast Line’s Bayshore station (TE31) will connect residents directly to Marine Parade, Tanjong Rhu, Marina Bay and Woodlands — transforming Bayshore into a genuine transit-oriented development (TOD) node.
• Waterfront positioning: Adjacent to East Coast Park — Singapore’s most popular recreational greenway — Bayshore Drive units offer lifestyle amenities that support premium rental pricing.
• Mixed-use integration: Retail podium integration provides convenience and future en-bloc transformation potential as the precinct matures.
• Expected PSF: $2,000–$2,400, reflecting D16 pricing with TEL and waterfront premiums.

#5: Holland Plain (District 10) — The Expat Lifestyle Boutique

Holland Plain sits in the Holland Village precinct — one of Singapore’s most enduring expatriate residential favourites. With approximately 280 units and a D10 address, this boutique site targets the premium rental market with a well-defined, high-spending tenant base.

• Holland Village expatriate premium: Holland Village (CC21) is the address of choice for Western expatriates seeking a laid-back, café-culture lifestyle close to reputable international schools (Henry Park Primary, Hwa Chong Institution, Singapore American School via short commute).
• One-North and Science Park demand: One-North business park — home to Biopolis, Fusionopolis and major tech and biomedical employers — is minutes away, providing a growing pool of high-income technology professionals as potential tenants.
• Expected PSF: $2,800–$3,200, underpinned by D10 land scarcity and expat demand durability.

Honourable Mentions

Two additional sites deserve attention from sophisticated investors:

• Peck Hay Road (Newton): A boutique CCR site benefiting from Novena/Newton medical premium — similar thesis to Lorong Puntong but slightly more mature micro-market. Suits buyers who missed Lorong Puntong.
• River Valley Green Parcel C: Positioned alongside River Green and River Modern — two recently launched and well-received CCR projects. Proven buyer demand and established price benchmarks de-risk the investment thesis considerably.

How to Register VVIP Interest Across Multiple GLS Projects — Alvin Tan Can Manage All Registrations

One of the most common questions from active investors is: “Can I register interest in multiple GLS projects simultaneously?” The answer is yes — and doing so with a single, experienced ERA consultant is the most efficient approach.

Alvin Tan (CEA Reg. No. R072324C) at ERA Realty Network Pte Ltd is an appointed consultant for major GLS developer launches across all price segments. By registering with Alvin, you gain:

• Single point of contact across all five top-ranked GLS sites above — no need to manage multiple agent relationships
• VVIP queue registration for each project’s preview — Alvin places your name on the developer’s priority list from the moment the site is awarded
• Comparative analysis — when multiple previews open simultaneously (as often happens in busy launch quarters), Alvin provides a side-by-side unit and price comparison so you can make an informed choice in real time
• ABSD and TDSR advisory — Alvin’s team pre-qualifies your borrowing capacity and ABSD exposure across different holding scenarios before you commit to any purchase
• Zero buyer commission — ERA agents are compensated by developers. There is no cost to buyers for using Alvin’s services.

Explore the full pipeline of new launch condos in Singapore to see where these five GLS sites fit within the broader 2026 supply landscape.