The Government Land Sales (GLS) programme has just released new sites for sale, offering a combined potential of nearly 9,200 private residential units (including Executive Condominiums), plus commercial and hotel spaces.

This is the highest total supply since 2014, and it’s stirring up excitement and questions.

And if you’re wondering which sites to look our for and which ones to avoid, you’ve come to the right place. 

Developers are already circling these sites. Once the tenders close, the prices rise, and the best units? Gone.

That’s why you need to get ahead of the buzz — while you still have the power to choose the best-facing stack, the right layout, and the price that gives you actual upside.

The 11 New Sites in 2H2025

Note: Upper Thomson Road was newly added in the updated GLS slate as of July 2025. Smaller, but well-located.You can also watch this closely.

Dunearn Road: My Top Choice for Long-Term Price Growth

If you’re looking for capital appreciation in a rare and high-demand area, this is it. It's in prime Bukit Timah — a district where new supply is limited and demand stays strong year after year.

District: 10 – Bukit Timah
Land Price: Around $1,410 psf ppr
Estimated Launch: End 2025
Expected Launch Price: $2,900 to $3,200 psf
Developers: Frasers Property, Sekisui, CSC Land
MRT Access: Walking distance to Tan Kah Kee and Sixth Avenue MRT stations
Nearby Schools: Nanyang Girls', Hwa Chong, Raffles Girls’ Primary — all within 1km
Bonus: It’s part of the upcoming Bukit Timah Turf City transformation, which will bring more value and lifestyle offerings to the area

“If you’re after a rare gem with future upside, you won’t see another site like this soon.”

My take: It’s a smart buy. Great location, top schools, limited new supply, and transformation story = low risk, high future value. This is the kind of site investors regret missing.

Bukit Timah Road: Quiet, Private, and Full of Long-Term Potential

This site isn’t making headlines yet but smart buyers are already circling. It's in a low-density, high-value part of District 10, where new launches are rare and tightly held.

District: 10
Units: Around 340
Estimated Launch: Q3 2025
Vibe: Quiet, landed homes nearby, mostly owner-occupied
Transport: Close to Sixth Avenue MRT (Downtown Line)
Supply: Very limited — no major new sites in this stretch for years
Past Trends: Freehold launches nearby (like Wilshire Residences, Mayfair Gardens) have done well over time, averaging ~$2,500–$2,800 psf

“I call this a ‘quiet winner.’ No big buzz now, but give it 3–5 years and the numbers will do the talking.”

My take: Worth buying. It’s a rare chance to enter a tightly held area. Long-term value is strong, and competition is low. This is one of those "buy now, thank yourself later" sites.

Tanjong Rhu Road: Nice Area, But Not Strong Enough for the Price

This site has a great address in District 15, but with expected prices crossing $2,600 psf, it may not offer enough value for investors looking for returns.

District: 15
Units: Around 525
Expected Launch: Q4 2025
MRT Access: Close to upcoming Tanjong Rhu MRT (Thomson-East Coast Line)
Surroundings: Near Singapore Sports Hub and East Coast lifestyle belt
Concern: Not enough product differentiation to justify premium pricing
Price Watch: If priced under $2,500 psf, it may gain traction — but above that, it risks being overlooked

“It’s okay. But when you’re paying top dollar, you need more than just ‘okay’.”

My take: Only buy if the price comes in low. If you’re looking for fast profits, there are better bets elsewhere. This one feels more like a lifestyle buy than an investment play.

Kallang Avenue: City Fringe, But Too Crowded to Shine

Yes, it’s close to town — but with too many projects nearby and more sites coming up, this area feels overbuilt. There’s not much to set this one apart.

District: 12
Units: Around 450
Nearby Sites: Several White sites and mixed-use plots in the URA Master Plan pipeline
Access: Close to Kallang MRT, Lavender MRT, and Nicoll Highway
Concern: High future supply means price pressure and slower growth
Rental Market: Decent for working professionals, but investors face stiff competition from newer and better-located launches

“This isn’t where you want to learn the ropes. Too much supply, not enough upside.”

My take: Skip it — unless something major changes. Too risky for first-time investors, and not enough edge to stand out in a crowded market.

Dover Road: Big Project, But Watch the Risks

It’s near top schools and in a mature area — but the size of the project, upcoming supply nearby, and potential high pricing make it a mixed bag for investors.

District: 5
Units: Around 625 + ground-floor retail
Nearby Schools: Fairfield Methodist, ACS (Independent), Singapore Polytechnic, NUS
MRT Access: 5–7 minutes’ walk to Dover MRT
Concerns: May launch above $2,500 psf, which is high for this area
Rental Market: Demand may be soft with many students but fewer high-paying tenants; rents likely ~$4.00–$4.50 psf
Competition: Multiple projects in nearby One-North, Slim Barracks, and Holland area

“It might work if priced below $2,500 psf. But above that? You’re pushing your luck.”

My take: Be careful. Better for own-stay than investment. Rental demand isn’t clear yet

Bedok Rise: A Solid East Side Choice with Rental Upside

This one’s a hidden gem in the East — family-friendly, well-connected, and close to schools and MRT. It’s rare to get new launches here, which adds to its long-term value.

District: 16
Units: Around 380
Access: 5–7 minutes’ walk to Tanah Merah MRT (direct line to Changi Airport & city)
Nearby Schools: Anglican High, Temasek Primary, and within proximity to international schools
Bonus: Direct train to Changi Business Park and the Airport = great rental demand
Price Outlook: If launched under $2,200 psf, it offers real value compared to nearby resale condos already transacting at $1,900–$2,000 psf
Rental Potential: Expected rental could be $4.50–$5.00 psf, targeting airport staff, expats, and families

“Get in before the crowd does. If it’s under $2,200 psf — grab it fast.”

My take: Buy. It’s underpriced for the area, with good potential for both own-stay and rental income.

Woodlands Drive 17 (EC): Great for Living, Not for Profits

This EC is good for first-time buyers who want to live in it but don’t expect strong returns. It’s deep in the north, with slower capital growth and rental demand compared to other areas.

District: 25
Units: Around 560
Access: 10 minutes to Woodlands South MRT (Thomson-East Coast Line)
Nearby: Vista Point, Causeway Point, schools and parks
Concern: Far from city core, limited appeal to tenants or future resale buyers
Rental outlook: Generally low rental demand; average rents in this area tend to be ~$3.00–$3.50 psf

“Perfect if you're buying to stay. But if you're thinking of returns — look elsewhere.”

My take: Buy only if it’s for own-stay. This is not a smart move for investors chasing yield or fast growth.

Dairy Farm Walk: Best for Nature Lovers and Families

This one's all about lifestyle. Tucked near the Rail Corridor, with greenery, top schools nearby, and a peaceful vibe — it’s ideal for families who want space and quiet, but still need MRT access.

District: 23
Units: Around 500
Transport: About 8–10 minutes' walk to Hillview MRT
Nearby Schools: CHIJ Our Lady Queen of Peace, German European School
Surroundings: Rail Corridor, Dairy Farm Nature Park

“If you’re planning to live here and raise a family — this is a gem.”

- Past new launches nearby like The Botany at Dairy Farm sold well (average: ~$2,050 psf)
- If this comes in at or below $2,100 psf, it’s a fair entry point
- Rental demand is decent, especially from expat families and nature-focused tenants

My take: Buy if you’re looking for own-stay or long-term family rental. Avoid if you’re after high short-term gains — this is a lifestyle play, not a fast flipper.

Lentor Central: Too Many Projects, Not Enough Room to Grow

Lentor has seen too many new launches in a short time. With more than 5 projects launched since 2022 and more coming, competition is fierce — for both buyers and future tenants.

District: 26
Units: Around 580
Nearby New Launches: Lentor Modern, Lentor Hills Residences, Hillock Green, Lentoria
Current Pricing: Most Lentor projects are priced around $2,100 to $2,250 psf
Concern: High supply, slow take-up rate, and future resale risk

“This feels like a ‘buy and pray’ story — you might need to wait 5–7 years to see gains.”

My take: Avoid unless you have personal reasons to stay in the area. For investors, the oversupply and lack of strong rental demand make it a risky choice right now.

Miltonia Close (EC): Quiet, Far, and Not for Everyone

This EC is deep inside Yishun — peaceful, yes, but also far from MRT and main roads. Great if you already live nearby or love the area, but not ideal for most buyers.

District: 27
Units: Around 430
Access: ~8–10 mins drive to Yishun MRT, no direct MRT walking access
Nearby: Orchid Country Club, Lower Seletar Reservoir
Concern: Limited amenities, fewer schools, lower rental demand

“Unless you know and love Yishun — this isn’t for you.”

My take: Skip unless you plan to live there. It’s not great for investment or rental returns due to its location.

Upper Thomson Road: Small Project, Big Potential

This may be a smaller site, but it packs strong upside — city fringe location, nature nearby, and MRT just minutes away. It’s easy to overlook, but smart investors should keep an eye on this one.

District: 20
Units: Around 300
Transport: Close to Upper Thomson MRT (Thomson-East Coast Line)
Nature: Near MacRitchie Reservoir and Thomson Nature Park
Schools: Ai Tong School, Catholic High School nearby
Upside: Rare new launch in an established landed enclave
Concern: Small site = limited facilities, and price needs to be right

“Great spot near MRT and greenery — if priced well, it could quietly outperform.”

My take: Buy — especially if launch price stays below $2,400 psf. Could surprise with solid long-term growth due to limited supply in the area.

Move Before the Crowd Does

In every launch, the best stacks go first. And this launch? It's one of those rare CCR sites. Once it's taken, we’re not getting another one like it for years.

I’ve helped clients secure units before public previews, at better prices, with better layouts.

If you’re serious about owning something rare, profitable, and future-proof in Singapore…

Message me now!