2 new GLS sites in Marina South and Orchard Boulevard could add 500 homes

Two new Government Land Sales (GLS) sites in Marina South and Orchard Boulevard could add around 500 private homes to Singapore's housing pipeline, with both plots likely to attract keen developer interest despite offering different propositions.

URA releases Marina Gardens Lane and Orchard Boulevard sites

The Urban Redevelopment Authority (URA) released the Marina Gardens Lane and Orchard Boulevard sites for tender on August 13 under the 2H2026 GLS programme.

The Marina Gardens Lane site could accommodate around 390 homes, alongside ground-floor commercial space, while the smaller Orchard Boulevard plot could yield around 110 homes.

For developers, the Marina Gardens Lane site offers a manageable entry into an emerging mixed-use precinct near the downtown core. 

This is the third and the smallest land parcel to come to the market in the Marina South precinct.

Market observers expect four to six bids, with a potential top bid of around $1,550 to $1,650 psf ppr. This is above the $1,402 psf ppr achieved for the earlier Marina Gardens Lane site, suggesting developers could be willing to pay a premium for the new plot given the clearer evidence of buyer demand in the area.

Orchard Boulevard, meanwhile, provides exposure to the established Orchard Road market through a relatively small development that could require a lower overall capital outlay than many prime CCR sites. 

Market observers estimate that a top bid could reach around $1,950 to $2,050 psf ppr, translating into an estimated land cost of roughly $202 million to $212 million.

If realised, this could be among the lowest — or potentially the lowest — overall land prices for a prime CCR GLS site in recent years. 

For comparison, the Handy Road GLS site that became Haus on Handy was awarded for $212.2 million in 2018.

Upcoming mixed-use development in the new Marina South precinct

The Marina Gardens Lane site is located in Marina South, one of Singapore's newer residential precincts. The site spans about 64,663 sqft and has a maximum gross floor area (GFA) of around 362,119 sq ft. 

It could yield approximately 390 homes, alongside around 150 sqm of ground-floor commercial space.

For future residents, one of the biggest advantages will be connectivity.

The upcoming development will have underground access to Marina South MRT Station on the Thomson-East Coast Line (TEL), putting residents within easy reach of the CBD and other parts of the city.

The location also places future homeowners close to some of Singapore's best-known attractions and employment centres. 

Gardens by the Bay is directly nearby, while Marina Bay Sands and the Marina Bay Financial Centre are within the wider Marina Bay precinct.

This could make the project particularly attractive to buyers who want to live close to the city centre without being surrounded by the more established high-density environment of Orchard Road.

Early mover advantage into Marina South

Marina South is planned as a mixed-use, sustainable and community-centric neighbourhood, with homes, retail, community facilities and green spaces integrated into the area.

The upcoming Marina Gardens Lane project itself is expected to have ground-floor commercial space, which could eventually provide residents with convenient access to everyday services without needing to travel out of the precinct.

Those purchasing early may get access to a neighbourhood that could become significantly more established over time. However, they will also have to accept that some amenities and surrounding developments are still being built.

The lack of schools in the immediate vicinity could also make the location less compelling for families with school-going children compared with more established residential areas.

The earlier Marina Gardens Lane GLS site was awarded for $1,402 psf ppr in July 2023 and became the 937-unit One Marina Gardens. 

This pioneer project within the precinct sold 38 per cent of its units over its April 2025 launch weekend at an average price of around $2,953 psf.

As of August 2026, around 70 per cent of the development had been sold at an overall average price of around $2,969 psf. 

The relatively stable average price as units were sold could be a positive signal for future buyers considering the area.

A new boutique residential project within Orchard Boulevard

The Orchard Boulevard GLS site offers a very different proposition. Located in District 10 within the CCR, the plot spans about 37,006 sqft and has a maximum GFA of around 103,624 sq ft. It could yield approximately 110 homes.

For future homebuyers, the smaller unit count could be one of its attractions.

A development of around 110 units is likely to feel more boutique than a large condominium with several hundred homes. 

More importantly, the project will sit within the established Cuscaden enclave, surrounded by luxury developments.

The Orchard Boulevard site is close to Forum The Shopping Mall, Wheelock Place, ION Orchard and Wisma Atria, putting residents within easy reach of some of Singapore's best-known retail and dining destinations.

Meanwhile, Orchard Boulevard MRT Station on the TEL is roughly a five-minute walk away. 

From the station, residents can travel towards Orchard, Shenton Way, Maxwell and Marina Bay, making the location convenient for both work and leisure.

Investors may also find the location attractive because of its proximity to the CBD, Orchard Road and major employment areas, which could support leasing demand.

New homes supply and demand in the Orchard area

The Orchard Boulevard site is one of only two CCR sites on the 2H2026 GLS Confirmed List, alongside Holland Plain. That could encourage developers looking specifically for prime-district exposure to compete more actively for the plot.

Market observers expect the site to attract around four to five bids, with the smaller development quantum potentially helping to widen the pool of interested developers.

The previous Orchard Boulevard plot was awarded for $1,617 psf ppr in February 2024 and was subsequently developed into UpperHouse at Orchard Boulevard. 

The 301-unit project launched in July 2025 and has since sold around 82 per cent of its units at an average price of about $3,400 psf.

The strong sales performance could give developers confidence that demand for new luxury homes in the Orchard area remains intact, particularly when the project has a compelling location and positioning.

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This article was first published in 99.co.