On 2 Dec 2025, URA announced the GLS Programme for 1H2026. Comprising nine Confirmed List sites and 12 Reserve List sites, the Programme can yield 9,185 private residential units.
The Sembawang Drive EC GLS Land site was announced directly into the Confirmed List. This land plot is located with Northoaks Primary School in the South, and Sungei Sembawang on the West. Not too far in the North-East lies the Sembawang Shipyard, which has been set to be transformed into a mixed-used waterfront lifestyle district with a unique maritime character.
On the 30 June 2026, HDB renamed the plot from Sembawang Drive to Admiralty Walk and launched the land plot for Developer Tender.
The revised EC guidelines as announced on 8 May 2026 will apply for Admiralty Walk EC:
On 2 Dec 2025, URA announced the GLS Programme for 1H2026. Comprising nine Confirmed List sites and 12 Reserve List sites, the Programme can yield 9,185 private residential units, 209,150 sqm gross floor area (GFA) of commercial space and 970 hotel rooms.
The Confirmed List, which comprises eight private residential sites and one Commercial & Residential site, can yield 4,575 private residential units (including 635 EC units) and 22,500 sqm GFA of commercial space.
The Sembawang Drive EC GLS Land site was announced directly into the Confirmed List. This land plot is located with Northoaks Primary School in the South, and Sungei Sembawang on the West. Not too far in the North-East lies the Sembawang Shipyard, which has been set to be transformed into a mixed-used waterfront lifestyle district with a unique maritime character.
On the 30 June 2026, HDB renamed the plot from Sembawang Drive to Admiralty Walk and launched the land plot for Developer Tender.
This launch will join earlier very well-received EC launches in the area such as The Brownstone, The Visionaire, Parc Canberra and Provence Residence.
Credit : Streetdirectory.com
Sembawang Shipyard was officially opened in 1971 by the second President of Singapore, President Benjamin Sheares. It was a commercial shipyard which contributed greatly to the growth of Singapore's maritime industry.
Following plans to combine all of Singapore's shipyard operations to form the Tuas Megaport by the 2040s, operations at Sembawang Shipyard are set to wind down in 2028. And the area is set for transformation into a mixed-use waterfront lifestyle district with rich and unique maritime character.
The above image is a scheme proposed by Singapore Institute of Architects (source).
Land plots in beige color are Residential; land plots in light blue Commercial and Residential (see Master Plan Zoning here)
The red dot in the above image is the position of Sembawang Drive EC.
PRESS COVERAGE
30 June 2026
The Housing & Development Board (HDB), as the Government’s land sales agent, has launched an Executive Condominium (EC) site at Admiralty Walk for sale by public tender today.
This site was previously referred to as Sembawang Drive in the 1H2026 GLS Programme announced on 2 Dec 2025.
The EC site, which can potentially yield about 450 residential units, is among the 9 Confirmed List sites under the Government Land Sales (GLS) Programme for the first half of 2026 (1H 2026). D
Other Details
The tender will close at 12:00 noon on Thursday, 17 December 2026.
PRESS COVERAGE
8 May 2026
Buyers of new executive condominiums (ECs) will soon have to live in their homes for 10 years before they can sell them – double the current minimum occupation period (MOP) of five years.
More units will also be set aside for first-time home buyers to give them a better chance of securing a unit and to encourage developers to keep prices down, National Development Minister Chee Hong Tat said on May 8.
A deferred payment scheme, which allows buyers to pay a 20 per cent down payment and defer the remainder until the project obtains its temporary occupation permit, will be scrapped to encourage financial prudence, he said.
PRESS COVERAGE
2 DEC 2025
The Government has announced the GLS Programme for 1H2026. Comprising nine Confirmed List sites and 12 Reserve List sites, the Programme can yield 9,185 private residential units, 209,150 sqm gross floor area (GFA) of commercial space and 970 hotel rooms.
The Confirmed List, which comprises eight private residential sites and one Commercial & Residential site, can yield 4,575 private residential units (including 635 EC units) and 22,500 sqm GFA of commercial space.
The Reserve List includes six private residential sites, one commercial site, three White sites and two hotel sites, which can potentially yield an additional 4,610 private residential units, 186,650 sqm GFA of commercial space, and 970 hotel rooms.
| S/N | Location | Site Area (ha) | Proposed GPR | Estimated No. of Residential Units(1) | Estimated No. of Hotel Rooms | Estimated Commercial Space (m2) | Estimated Launch Date | Sales Agent |
|---|---|---|---|---|---|---|---|---|
| Confirmed List | ||||||||
| Residential Sites | ||||||||
| 1 | Holland Plain (2) | 1.57 | 1.8 | 280 | 0 | 0 | Feb-26 | URA |
| 2 | River Valley Green (Parcel C) | 1.15 | 3.5 | 470 | 0 | 0 | Apr-26 | URA |
| 3 | Peck Hay Road (3) | 0.55 | 4.9 | 315 | 0 | 0 | Apr-26 | URA |
| 4 | Berlayar Drive (3) | 2.54 | 1.4 | 415 | 0 | 0 | May-26 | URA |
| 5 | Canberra Drive (EC) (3) | 1.16 | 1.6 | 185 | 0 | 0 | May-26 | HDB |
| 6 | New Upper Changi Road (3) | 3.16 | 2.8 | 1,040 | 0 | 0 | May-26 | URA |
| 7 | Lorong Puntong (3) | 0.43 | 2.8 | 140 | 0 | 0 | Jun-26 | URA |
| 8 | Sembawang Drive (EC) (3) | 1.29 | 3.5 | 450 | 0 | 0 | Jun-26 | HDB |
| Commercial & Residential Sites | ||||||||
| 9 | Bayshore Drive (3)(4) | 5.74 | 2.6 | 1,280 | 0 | 22,500 | Mar-26 | URA |
| Total (Confirmed List) | 4,575 | 0 | 22,500 | |||||
Sembawang Drive EC has been renamed to Admiralty Walk EC
| S/N | Location | Site Area (ha) | Proposed GPR | Estimated No. of Residential Units | Estimated No. of Hotel Rooms | Estimated Commercial Space (m2) | Estimated Available Date | Sales Agent |
|---|---|---|---|---|---|---|---|---|
| Reserve List | ||||||||
| Residential Sites | ||||||||
| 1 | Marina Gardens Lane (Plot 2) (5) | 0.6 | 5.6 | 390 | 0 | 150 | Available | URA |
| 2 | Media Circle (Plot 2) (6) | 0.57 | 4.2 | 520 | 0 | 400 | Available | URA |
| 3 | Media Circle (Parcel B) (7) | 1 | 4.3 | 500 | 0 | 400 | Available | URA |
| 4 | Cross Street (8) | 0.23 | 6.3 | 315 | 0 | 500 | Available | URA |
| 5 | Morrison Lane (3)(9) | 0.66 | 2.8 | 200 | 0 | 750 | Feb-26 | URA |
| 6 | Kitchener Link (3) | 0.39 | 3 | 135 | 0 | 0 | Jun-26 | URA |
| Commercial Sites | ||||||||
| 7 | Punggol Walk (10) | 1 | 1.4 | 0 | 0 | 13,350 | Available | URA |
| White Sites | ||||||||
| 8 | Marina Gardens Crescent (11) | 1.73 | 4.2 | 775 | 0 | 6,000 | Available | URA |
| 9 | Woodlands Avenue 2 (12) | 2.75 | 4.2 | 440 | 0 | 78,000 | Available | URA |
| 10 | Town Hall Link (3)(13) | 3.72 | - | 1,200 | 0 | 84,000 | Mar-26 | URA |
| Hotel Sites | ||||||||
| 11 | River Valley Road (14) | 1.02 | 2.8 | 0 | 530 | 2,000 | Available | URA |
| 12 | Telok Ayer Street (15) | 0.42 | 7 | 135 | 440 | 1,100 | Dec-25 | URA |
| Total (Reserve List) | 4,610 | 970 | 186,650 | |||||
| Total (Confirmed List and Reserve List) | 9,185 | 970 | 209,150 | |||||