How much land is truly required to balance Singapore’s ever-evolving property market? The government possesses a specific calculation, presenting a total potential supply of about 9,185 private residential units for the first half of 2026. This substantive figure spans across the Confirmed and Reserve Lists, ensuring developers have plenty of opportunities.
Looking closer at the assured pipeline, the Confirmed List comprises nine sites, consisting of eight private residential plots and one mixed commercial zone. Together, these sites yield 4,575 units, including 635 Executive Condominium units. Interestingly, this yield represents a dip from the 4,725 units seen in late 2025. It is the second consecutive half-year reduction in committed supply, reflecting a cut of about 3–5 percent.
The Confirmed List yields 4,575 units, representing a second consecutive half-year reduction in committed supply.
While the Confirmed List focuses on an immediate pipeline to align with demand, the Reserve List flexes its muscles with 12 sites capable of yielding a further 4,610 units if triggered by sufficient interest. This is the largest Reserve List supply since late 2021, providing a hefty “on-standby” buffer.
Geographically, the supply is distributed across the Core Central Region, Rest of Central Region, and Outside Central Region to avoid concentration risks. Notable inclusions are sites like the New Upper Changi Road plot, estimated to hold 1,040 units, which is perfect for large consortiums. Additionally, the Bayshore Drive site is expected to attract significant attention given its substantial scale and mixed-use potential near the waterfront. Integrated developments like The Reserve Residences have shown exceptional investment potential due to their connectivity to transportation hubs and retail amenities. Furthermore, major mixed-use and “white” sites are positioned in growth nodes like the Jurong Lake District to foster expansion.
The plan also accounts for business needs with approximately 209,150 square meters of commercial space and 970 hotel rooms. Reserve sites, including three white sites, are only launched when minimum acceptable bids emerge, offering policy flexibility.
With the overall private housing pipeline, including en bloc projects, swelling to roughly 58,600 units, the strategy shows a calibrated adjustment. By trimming committed supply while expanding flexible options, the authorities are playing a careful game of chess, aiming to balance resilience with economic caution without flooding the streets with unsold inventory. Such measures are prudent given that private home prices climbed by a moderate 2.7 percent in the first nine months of 2025.
