Investors following Singapore's residential pipeline have a new reference point in EdgeProp's 8 October 2026 review of ten years of Government Land Sales (GLS) pricing. Across 63 residential sites from 2016 to 2025, EdgeProp reported, the average land price rose from $833 per square foot per plot ratio (psf ppr) to $1,312, about 5% a year. EdgeProp's breakdown shows 2016 to 2020 averaging about $941, 2021 to 2024 holding at roughly $1,100 to $1,200, and 2025 up 17% on the year.
The supply side shows the clearest pattern. EdgeProp found that land prices and unsold stock moved in opposite directions in eight of the ten years, and that winning bids were about 4% to 5% higher for every 10% fall in unsold stock in the year before a tender closed. In 2026 up to the report, according to EdgeProp, unsold stock is down 9% and the average land price stands at $1,465 psf ppr.
A second driver is the thinning of private redevelopment deals. EdgeProp's analysis shows residential en bloc deals peaking at 38 in 2018, then dropping to 4 in 2019, 11 in 2021 and 2 in 2023. GLS has since supplied at least 69% of the residential floor area acquired through GLS or en bloc in every year from 2022, EdgeProp reported, against under 30% in 2017 and 2018, which makes government tenders the main source of fresh land for developers.
The third driver is new-home pricing. EdgeProp noted that non-landed private new-sale prices, excluding ECs, rose 84% between 2016 and 2025, while land prices rose 58% overall.
The 2026 mix has tilted toward the more central regions. EdgeProp reported that Rest of Central Region and Core Central Region (CCR) sites make up 57% of floor area awarded in 2026 up to the report, compared with 42% in 2025, with CCR sites averaging $1,697 psf ppr and Outside Central Region sites $1,331. The new Rest of Central Region record of $1,612 psf ppr came at Lorong Puntong and Sin Ming Avenue in September, on a $208.1 million award for about 140 homes, EdgeProp noted. The regional split matters to the same reading: EdgeProp reported Outside Central Region averages rising 46% while Core Central Region averages fell 4% between 2016-2020 and 2021-2025, narrowing the gap from $633 to $242. Developers per winning bid averaged 2.2 in 2026 up to the report, the highest since 2016, based on the same EdgeProp data. Read as pipeline information, the figures describe a land market in which tenders are the main supply channel and bidding is broadening again.
Dunearn Green is the marketing name for a 99-year leasehold condominium with ground-floor shops on Dunearn Road, in the Bukit Timah Turf City estate of District 10, within the Core Central Region. Its tender closed on 28 April 2026 with six bids, and the Wing Tai Holdings and Metro Holdings joint venture was awarded the site on 4 May 2026 for approximately 330 homes on a 204,962 sq ft plot. The official name will be confirmed at launch, and project details will be published as the developer releases them. The location page covers Sixth Avenue MRT, the homepage holds the launch watch, and anyone wanting each release can send the Sales Concierge a note to join the notification list.
Source: EdgeProp, analysis of 8 October 2026.
General information only, not financial or legal advice.
Source: EdgeProp. This article is independent commentary; Dunearn Green is not affiliated with the parties mentioned.