How will Singapore’s property landscape evolve with the introduction of two strategically positioned sites in the second half of 2025? The Urban Redevelopment Authority has announced the inclusion of the Bedok Rise site in the 2H 2025 Government Land Sales Confirmed List, while simultaneously adding the Cross Street residential site to the Reserve List, designated exclusively for serviced apartments under the SA2 classification for long-stay accommodations.
The Bedok Rise plot represents the final residential development opportunity adjacent to Tanah Merah MRT station, positioning it as a significant acquisition within this mature estate. Cross Street joins Telok Ayer as new Central Business District Reserve List additions, specifically catering to the serviced apartment market segment that addresses rental and transient housing demands distinct from conventional private residential developments.
The 2H 2025 programme encompasses ten new residential sites on the Confirmed List, including Bedok Rise, with an estimated supply of 4,725 residential units. The Reserve List has expanded by 29% compared to 1H 2025, with the Cross Street site capable of yielding up to 500 serviced apartment units. Overall GLS supply for 2025 reaches approximately 9,200 units, marking the highest level since 2014. Additionally, five Executive Condominium sites will be offered throughout 2025, representing more than typical annual offerings in recent years.
Strategic placement of serviced apartment sites on the Reserve List reflects market uncertainty and developer caution, employing a mechanism that enables developer-initiated sales when underlying demand materializes. This approach aims to maintain price stability while mitigating oversupply risks, particularly following slower home sales since April 2025.
The Reserve List contains 1,020 total SA2 units across Cross Street, Telok Ayer, and Media Circle sites, triggered only upon demonstrated market interest. Executive condominiums require developers to meet a minimum price threshold before sites can be activated for sale. The comprehensive development package includes a total GFA of 365,000 sqm across various site components.
Market response indicators show moderate improvement, with average bids per tender increasing to 3.6 in 2025 from 2.1 in 2024, though developers remain measured in their bidding strategies. Sites positioned near mature estates, particularly Bedok and Bukit Timah, are considered among the most attractive opportunities.
The diversified geographical distribution across mature and emerging precincts addresses both owner-occupier and rental housing segments, reflecting extensive urban development planning that balances immediate market conditions with longer-term growth strategies.
