> ## Content Index > Fetch the complete content index at: https://www.mychoicehomez.com/llms.txt > Use this file to discover other available public pages before exploring further. # 4,745 New Homes: Why Your Corridor Barely Got Any - URL: https://www.mychoicehomez.com/2h2026-gls-singapore-property-analysis/ - Published: 2026-06-05T02:27:37.000Z - Updated: 2026-09-10T03:07:01.000Z - Description: URA released the 2H2026 GLS on 3 June 2026. Nine confirmed sites, 4,745 units, a 61,000-unit pipeline. The government is signalling something about supply, pricing and market direction. Most buyers are reading only the headline number. - Author: James Ong - Tags: Investor Analysis, Insights Primary — Check Your Property’s Retirement, Retrenchment & Legacy Exposure Property Resilience Check™ Stop. Before you go further, check this. Most buyers compare prices, layouts and MRT distance. Very few ask whether they can comfortably **hold the property through interest rate changes, career changes, or retirement.** A free 2-minute assessment covering: - Retirement readiness - Retrenchment resilience - Legacy transfer exposure [Start My Free Property Resilience Check →](https://wa.me/6591111173?text=Hi%20James%2C%20I%27d%20like%20to%20do%20the%20Property%20Resilience%20Check&ref=mychoicehomez.com) Prefer to skip the form? [WhatsApp James directly](https://wa.me/6591111173?text=Hi%20James%2C%20I%27d%20like%20to%20talk%20through%20my%20situation&ref=mychoicehomez.com). No pitch, just the numbers. 4,745 New Homes: Why Your Corridor Barely Got Any Insights · GLS Analysis · 3 June 2026 # 4,745 New Homes: Why Your Corridor Barely Got Any James Ong · CEA R008385F · PropNex June 2026 · 10 min read URA released the 2H2026 GLS programme on 3 June 2026\. Nine confirmed sites, 4,745 units, a 61,000-unit pipeline. The government is signalling something specific about supply, pricing and the direction of the property market. And most buyers are reading only the headline number. 9,200 Total units (CL + RL) 4,745 Confirmed list units 61,000 Total pipeline +158% vs 2021 Confirmed List The 2H2026 GLS is the government's clearest supply signal in a decade. Four of nine confirmed sites are in the RCR. The full-year 2026 Confirmed List supply, 1H2026 and 2H2026 combined. Of 9,320 units is up 158% from 2021's 3,605 units, and remains near the 2024–2025 peak. And the pipeline of 61,000 units, 32,000 of which could be released for sale in the next two years. Is large enough to moderate price growth without triggering a correction. This is not a buyers' market. It is a managed market. Here is what that distinction means for your next move. ### What the GLS Data Cannot Tell You The URA release tells you how many units are coming. It doesn't tell you which specific sites on the NSC/TEL corridor directly affect the price floor for Thomson Reserve, Lentor Gardens or Dunearn House. And whether today's entry pricing is still defensible once those sites are tendered. - What Upper Thomson Road Parcel A's already-confirmed $1,062 psf ppr land rate means for the D20/D26 corridor - Whether the RCR supply surge compresses or maintains Thomson Reserve's pricing - Which 2H2026 sites create "Would You Rather" decisions for your specific budget - Your full TDSR headroom given the 61,000-unit pipeline and current SORA rates The 2026 confirmed list supply is up 158% from 2021\. Buyers who understand the mechanics get better units at better prices than buyers who react to headlines. [ WhatsApp James, Discuss What This Means for You ](https://wa.me/6591111173?text=Hi%20James%2C%20I%20read%20your%202H2026%20GLS%20analysis%20and%20want%20to%20understand%20what%20it%20means%20for%20my%20property%20decision.&ref=mychoicehomez.com) James responds same day. ## What the Government Is Actually Signalling The 2H2026 GLS is not just a supply number. Read the language in the official release: "sustaining a high and steady supply," "calibrate to keep the market stable and sustainable." This is MND telling the market that price growth will be managed. Not stopped, but managed. The government's primary fear in 2026 is not a crash. It is a repeat of 2021–2022, when prices ran 10–15% in 18 months and triggered the December 2021 cooling measures. The 61,000-unit pipeline is the mechanism. **32,000 of those units could be launched for sale in the next two years.** That is a deliberate buffer. Enough supply to prevent a supply squeeze from driving prices beyond what the government considers acceptable, but not enough to crash the market that Singaporeans have $800 billion of household wealth tied up in. 🚇 NSC + TEL Spine — Where the 2H2026 GLS Lands > "From Springleaf to Marina Bay, the NSC and TEL created one investment spine — still being priced in. The 2H2026 GLS adds new nodes to that spine. Understanding which ones matter is the analysis most buyers skip." Three sites in this release sit directly on or adjacent to the NSC/TEL corridor James covers: Lorong Puntong (tender closes 15 September 2026, D20 fringe), Plymouth Avenue/Dunearn Road on the Reserve List (adjacent to Dunearn House, D11), and Upper Thomson Road Parcel A, which already tendered and was awarded to Wee Hur and GSC Holdings at $1,062 psf ppr in October 2025\. Each one is a price signal for buyers already tracking Thomson Reserve, Lentor Gardens and Dunearn House. For a full explanation of how GLS land costs flow through to launch prices, the [Singapore GLS guide](https://www.mychoicehomez.com/singapore-gls-guide-what-buyers-need-to-know/) covers the complete mechanics. ## Every 2026 Confirmed List Site, Ranked by Relevance Eighteen confirmed sites across both halves of 2026, 4,575 units in 1H2026 and 4,745 in 2H2026\. Most of 1H2026's sites have already tendered, so their real land rates are known, not estimated. Here is the full list with James's read on which ones matter for buyers in his corridors, and which ones are noise. | # | Half | Location | District | Est. Units | Tender | Relevance | | -- | ------ | ----------------------------- | ----------- | ------------------------- | ------------------------------ | --------------------------------------------------------------------------- | | 1 | 1H2026 | Holland Plain | D10 CCR | 280 | Closed $1,491 psf ppr (7 May) | Sole bid, Sim Lian. Sets a floor for the 2H2026 Holland Plain plot below | | 2 | 1H2026 | River Valley Green (Parcel C) | D9 CCR | 470 | Closed $1,730 psf ppr (18 Jun) | 21.8% above neighbouring Parcel B, same corridor as Union Square Residences | | 3 | 1H2026 | Peck Hay Road | D9 CCR | 315 | Closed $1,865 psf ppr (11 Jun) | Second-highest CCR residential land rate on record | | 4 | 1H2026 | Berlayar Drive | D4 GSW | 415 | Closed $1,515 psf ppr (4 Aug) | Sole bid, new RCR record. Sets the floor for Berlayar Close below | | 5 | 1H2026 | New Upper Changi Road | D16 OCR | 1,040 | Closed $1,537 psf ppr (1 Sep) | New OCR record, the newest actual land bid in this release | | 6 | 1H2026 | Lorong Puntong (Bright Hill) | D20 fringe | 140 | Closes 15 Sep 2026 | Same Bright Hill node as Thomson Reserve, a corridor site to watch | | 7 | 1H2026 | Canberra Drive (EC) | D27 | 185 EC | Closes 1 Oct 2026 | Peripheral, EC supply in the north region | | 8 | 1H2026 | Sembawang Drive (EC) | D27 | 450 EC | Tender date TBC | Peripheral, EC supply in the north region | | 9 | 1H2026 | Bayshore Drive | D16 OCR/GSW | 1,280 | Closed $1,323 psf ppr (15 Jul) | Largest 1H2026 site, $2.13bil top bid, anchors the new Bayshore precinct | | 10 | 2H2026 | Town Hall Link (White Site) | D22 JLD | 1,200 + 40,000 sqm office | Launch Jul 2026 | Policy signal, JLD decentralisation, not residential supply | | 11 | 2H2026 | Berlayar Close | D4 GSW | 695 | Launch Dec 2026 | Third GSW site, priced off Berlayar Drive's $1,515 psf ppr above | | 12 | 2H2026 | Holland Plain (2nd plot) | D10 CCR | 500 | Launch Dec 2026 | Adjacent to the 1H2026 Holland Plain plot above, same benchmark applies | | 13 | 2H2026 | Tanjong Rhu Close | D15 RCR | 505 | Launch Nov 2026 | RCR supply signal | | 14 | 2H2026 | De Souza Avenue | D21 OCR | 415 | Launch Nov 2026 | Peripheral, Bukit Timah planning area | | 15 | 2H2026 | Marina Gardens Lane | D1 CCR | 390 | Closes 15 Oct 2026 | Marina Bay corridor, est. $1,950–2,050 psf ppr, watch | | 16 | 2H2026 | Jurong East Ave 1 (EC) | D22 | 735 EC | Launch Dec 2026 | EC supply, west region | | 17 | 2H2026 | Orchard Boulevard | D9 CCR | 110 | Closes 29 Oct 2026 | D9 ultra-prime signal, est. $1,550–1,700 psf ppr | | 18 | 2H2026 | East Coast Road | D15 RCR | 85 | Launch Sep 2026 | Smallest site on either list, limited impact | Sources: URA press releases pr25 (1H2026, 2 Dec 2025) and pr26-41 Appendix 1 (2H2026, 3 Jun 2026); tender results per EdgeProp/99.co as they closed through 2026\. Unit counts are URA estimates. Pending tender dates are subject to change. ## The Three Sites That Directly Affect James's Corridors Most of the 2H2026 confirmed list is noise for buyers in D20, D26 and D11\. These three are not. ★ D20 Fringe · 1H2026 Carryover Lorong Puntong (Bright Hill) Tender: Closes 15 September 2026 District: Bishan / Upper Thomson fringe MRT: Bright Hill TE6\. Directly opposite School: Ai Tong School catchment Why it matters: Same Bright Hill node as Thomson Reserve. The land rate here will be the first real data point on what developers think the corridor is worth post-Thomson Reserve announcement. A strong bid validates the D20 price story. Watch for 8–12 bids. ★ D26 · Awarded Oct 2025 Upper Thomson Road Parcel A Tender: Closed 23 Oct 2025, awarded $1,062 psf ppr (Wee Hur, GSC Holdings) District: 26 (Upper Thomson / Springleaf) MRT: Springleaf TE4\. Direct Units est.: \~595 + commercial L1 Why it matters: This is the project that most directly competes with Thomson Reserve for the same buyer, and its land rate is already known. At $1,062 psf ppr, the site's implied launch psf lands in the $2,400s using the corridor's standard psf ppr to launch price ratio, below Thomson Reserve's own $2,500 to $3,100 estimated range, not above it. That is a data point in Thomson Reserve's favour, not a reason to wait for a higher number that has already come in lower. ★ D11 Reserve List Plymouth Ave / Dunearn Road Status: Reserve List. Trigger required District: 11 (Turf City adjacent) Units est.: \~250 + 2,500 sqm commercial Why it matters: A third Turf City site adjacent to Dunearn House (Plot 1) and Wing Tai's Plot 2\. If triggered, it adds a third price data point for the corridor. And confirms developer conviction in the masterplan. Not imminent, but its presence on the Reserve List signals the government sees continued demand here. ★ D1 Reserve List Marina Gardens Crescent Status: Reserve List. Trigger required District: 1 (Marina Bay) Units est.: \~775 + 6,000 sqm retail Why it matters: The southern terminus of the NSC/TEL investment spine. Marina Bay waterfront. If triggered and bid strongly, this is the data point that proves the spine thesis from Springleaf to Marina Bay is being priced by developers, not just argued by analysts. ## Why 9,320 Confirmed List Units in 2026 Does Not Mean Falling Prices The supply headline causes the most confusion. Buyers read "9,320 units, nearly triple 2021's total" and assume it means prices will soften. The mechanics don't support that conclusion. At least not in the corridors James covers. - 1 **Supply is measured against absorption, not just volume** Singapore absorbed 6,421 new private homes in 2024 and approximately 7,000 in 2025\. At 9,200 units available across both confirmed and reserve lists, the 2H2026 programme adds to the pipeline — but most reserve list sites will not be triggered immediately. The effective supply release is more constrained than the headline number suggests. - 2 **RCR concentration means the price signal is differentiated** Four of nine confirmed sites are in the RCR. CCR has only two small sites (Marina Gardens Lane, 390 units; Orchard Boulevard, 110 units). OCR has two. The RCR supply injection is most relevant to buyers weighing Thomson Reserve — but even at 4 sites, the RCR confirmed list is smaller than the pent-up demand from D20 families who have been waiting for Thomson Reserve specifically. - 3 **The 61,000-unit pipeline is a ceiling, not a flood** Of the 61,000 units in the total pipeline, approximately 42,000 already have planning approval. The remaining 19,000 are from GLS and awarded en bloc sites without planning approval yet — meaning they are 3–5 years from TOP. The "32,000 units available for sale in the next two years" figure is the operative number. Spread across Singapore, that's approximately 16,000 units per year — consistent with historical absorption rates. - 4 **The Jurong Lake District white site is a decentralisation signal, not a residential supply signal** The Town Hall Link white site — launching July 2026 — has a minimum 40,000 sqm of office space requirement. Its 1,200 residential units are secondary to its purpose: driving JLD as Singapore's second CBD. This is not a residential supply injection. It is an office decentralisation move that happens to include homes. Buyers focused on the NSC/TEL residential corridor should not conflate this with residential supply pressure. - 5 **The newest actual land bid confirms the trend, outside James's corridors too** New Upper Changi Road (D16, Bedok MRT, 6 minutes) closed 1 September 2026 at $1,537 psf ppr on a $1.43 billion top bid from a UOL/CapitaLand/SingLand joint venture, a new OCR benchmark. That's the freshest confirmation that developers are still paying record land rates well outside the NSC/TEL corridor, meaning the 2H2026 supply increase has not softened land cost discipline anywhere in the market. Full bid history on the [GLS Tracker](https://www.mychoicehomez.com/gls-tracker/). **What does the 2H2026 pipeline mean for your specific purchase timeline?** James maps the relevant confirmed and reserve list sites to your shortlisted project and tells you whether the supply context supports or changes your entry timing. [ WhatsApp 91111173 ](https://wa.me/6591111173?text=Hi%20James%2C%20can%20you%20map%20the%202H2026%20GLS%20sites%20to%20my%20property%20decision%20and%20tell%20me%20whether%20my%20entry%20timing%20still%20holds%3F&ref=mychoicehomez.com) ## Where Is the Government Heading. And What Does It Mean in 3–5 Years? Two structural signals in this release are more important than the supply number. Secondary — Prefer to Talk to James Directly? Skip the form. If you would rather talk through your specific situation. Timing, financing, or whether this still makes sense if your circumstances change, WhatsApp James directly. No pitch, just the numbers. [WhatsApp James Directly →](https://wa.me/6591111173?text=Hi%20James%2C%20I%27d%20like%20to%20talk%20through%20my%20situation&ref=mychoicehomez.com) **Signal 1: Decentralisation is accelerating.** The Town Hall Link white site is not a one-off. It follows the Jurong Gateway Hub, the new Science Centre, the JRL and CRL Phase 2\. The government is systematically building a second economic centre in the west. That has a specific implication for buyers: properties on the NSC/TEL spine. Which connects the north-south residential corridor to the existing city centre. Are not being displaced by JLD. They are being complemented by it. A Springleaf or Lentor buyer can reach the CBD via TEL in 35 minutes and JLD via the NSC/CRL in a comparable time. Two economic centres served by one corridor is structurally more valuable than one. **Signal 2: The government is managing the market, not suppressing it.** The 9,320-unit full-year Confirmed List supply for 2026\. Up 158% from 2021's 3,605 units. Is a pre-emptive move. It increases supply before price growth becomes politically uncomfortable. But note what is not in the release: no new cooling measures, no ABSD adjustments, no new financing restrictions. The government is using supply as the lever, not regulation. For buyers, this means the window to transact at current pricing. Before the supply hits the market and before the NSC reprices the commute from D20/D26\. Is narrowing on both ends. In 3–5 years, the likely picture: Thomson Reserve and Lentor Gardens TOP in 2029–2030 into a market where the NSC Lentor viaduct is operational, the JRL is running from mid-2028, and the CRL Phase 2 is 2 years from opening. Properties on the TEL spine with CRL connectivity will command a premium that is not in today's launch prices. The [North-South Corridor property impact guide](https://www.mychoicehomez.com/north-south-corridor-full-impact-on-singapore-property-values/) covers the full station-by-station appreciation analysis. ## Would You Rather: Buy Now at 2026 GLS Pricing or Wait for H1 2027? The 2H2026 confirmed list is almost entirely new sites tendered in H2 2026, launching in 2028–2029\. H1 2027 sites are still unknown. This is the timing question every buyer sitting on the fence is working through right now. | If you buy in Q3–Q4 2026 | If you wait for H1 2027+ | | ------------------------------------------------------------------------------------------------------------------------ | --------------------------------------------------------------------------------------------------------------------------------------------- | | ✅ Thomson Reserve at est. $2,500–$3,100 psf, with Parcel A's $1,062 psf ppr land rate already confirmed below that range | ⏳ No new information left to wait for here. Parcel A's land rate was set in October 2025, and it implies a lower launch psf, not a higher one | | ✅ Dunearn House launched at $2,900–$3,100 psf, already below the \~$3,693 psf floor Wing Tai's Plot 2 land rate implies | ⏳ Wing Tai Plot 2 project launches at a floor roughly 19% above Dunearn House's own launch psf | | ✅ Lentor Gardens as last new launch in the estate — no future competition from the same corridor | ⏳ 4,390 Lentor units TOPping 2026–2029 creates resale liquidity to compare against | | ✅ 2026 SORA rates — any future rate movement affects TDSR affordability | ⏳ SORA trajectory uncertain — could be lower or higher | | ⚠️ 61,000-unit pipeline could moderate appreciation in the short term | ⚠️ New cooling measures always possible if prices run ahead of supply response | **James's read:** The supply data argues for acting in 2026, not waiting. The 9,320-unit full-year Confirmed List supply is a deliberate government signal that the price ceiling is being managed — but the specific projects on James's corridors (Thomson Reserve, Lentor Gardens, Dunearn House) are all first-movers ahead of the land rate reset that has already landed at Wing Tai's Plot 2 ($1,625 psf ppr, tendered 28 April 2026) and at Upper Thomson Road Parcel A ($1,062 psf ppr, awarded October 2025, implying a launch psf below Thomson Reserve's own range). Waiting for H1 2027 means paying the reset price for the same fundamentals. JO **James's Note** CEA R008385F · PropNex Realty I've tracked every GLS release since 2014\. The pattern I keep coming back to: the market always reads the number, rarely reads the composition. The 2H2026 confirmed list has four RCR sites. But three of them are in districts I don't cover, and the fourth is Marina Gardens Lane in Marina Bay with 390 units. That is not a Thomson Reserve or Lentor Gardens competitor. It is a different buyer profile entirely. What strikes me most about this release is what's not in it. No new D20 or D26 confirmed sites. No new D11 sites. The corridors I cover are getting one carryover site each, Lorong Puntong for D20 and Parcel A for D26\. Lorong Puntong's tender closes 15 September 2026; Parcel A's tender date is still to be confirmed. By the time either of those projects launches, it will be late 2027 at the earliest. The buyers who are deciding between Thomson Reserve and "wait and see" are not choosing between Thomson Reserve now and a comparable product in six months. They are choosing between Thomson Reserve now and a product that doesn't exist yet, at a price that hasn't been set. That asymmetry. Known price today versus unknown price and unknown timing later. Is what the GLS data makes clear. I'm not saying buy at any price. But the supply composition of 2H2026 gives me more confidence in the near-term entry window for the specific corridors I work in, not less. If you want to talk through what this GLS release means for your specific decision, WhatsApp me: [91111173 →](https://wa.me/6591111173?text=Hi%20James%2C%20I%20want%20to%20discuss%20what%20the%202H2026%20GLS%20means%20for%20my%20property%20decision.&ref=mychoicehomez.com) ## FAQ — 2H2026 GLS Will the 9,200-unit 2H2026 GLS programme cause Singapore property prices to drop?\+ Read →− Hide Not based on the current data. Singapore absorbed approximately 7,000 new private homes in 2025\. The 9,200-unit 2H2026 programme spans both confirmed and reserve lists — reserve list sites only enter the market when triggered by developers. The effective residential release is more constrained than the headline. Prices are more likely to moderate (slower growth) than correct (decline), given the 61,000-unit pipeline is still being absorbed at historical rates of 6,000–8,000 units per year. What is the Town Hall Link white site in Jurong Lake District and why does it matter?\+ Read →− Hide The Town Hall Link white site — launching for tender in July 2026 — is a 3.72ha plot in JLD with a minimum 40,000 sqm of office space, up to 1,200 homes, and 44,000 sqm of complementary uses including retail and hotel. It is primarily a commercial decentralisation play — the government building a second CBD in the west. The residential component is secondary. It will not meaningfully affect residential supply in the central and north corridors where most of James's projects sit. How does the 2H2026 GLS affect Thomson Reserve buyers specifically?\+ Read →− Hide The most relevant signal is what is not in the 2H2026 confirmed list — there are no new D20 or D26 confirmed sites. The Lorong Puntong site (D20 fringe, Bright Hill) is a carryover from 1H2026 launching late June 2026\. Its tender result will be the first post-Thomson Reserve announcement data point for corridor pricing. A strong bid (8–12 developers, tight spread) validates the D20 story. Thomson Reserve buyers should watch the Lorong Puntong tender result closely. What is the Reserve List and when do those sites actually come to market?\+ Read →− Hide Reserve List sites only enter the market when a developer submits a formal application to trigger the tender, along with a committed minimum bid. The government will not launch these sites on its own initiative. This means the 4,455 reserve list units in 2H2026 are demand-driven — they only materialise if developers believe the market can absorb them at a profitable price. Plymouth Avenue/Dunearn Road and Marina Gardens Crescent, both on the reserve list, could sit dormant for 6–18 months or longer if developer appetite is cautious. Should I wait for the H1 2027 GLS before deciding to buy?\+ Read →− Hide Only if you have no specific project in mind and no timing constraint. For buyers targeting Thomson Reserve (Q3 2026 preview), Lentor Gardens (2026 preview), or Dunearn House (July 2026 preview) — all three are launching before any H1 2027 GLS site could be tendered, let alone built and priced. Waiting for H1 2027 means waiting for a programme that hasn't been announced, to buy a project that hasn't been tendered, at a price that hasn't been set. The known entry point at a known price today is structurally less risky than that sequence. ### What Does the 2H2026 GLS Mean for Your Decision? 30 minutes · No obligation · James responds same day 📊 **GLS Impact Analysis**Map the relevant confirmed and reserve list sites to your shortlisted project ⏱️ **Entry Timing Framework**2026 entry vs wait — quantified for your specific corridor and budget 📐 **Full Financial Model**BSD + ABSD + TDSR + CPF — with your actual numbers, not estimates 🏢 **MCST / Estate Read**James's MA background applied to whichever project you're evaluating The Lorong Puntong tender closes late June 2026\. That result will reset corridor pricing expectations within days. Buyers who understand the data before the tender closes are better positioned than buyers who react to it. [ WhatsApp James. Wa.me/6591111173 ](https://wa.me/6591111173?text=Hi%20James%2C%20I%20read%20your%202H2026%20GLS%20analysis%20and%20want%20to%20understand%20what%20it%20means%20for%20my%20property%20decision.%20I%20am%20looking%20at%20&ref=mychoicehomez.com) Pre-fill with your project of interest or type your own message. Sources\+ Show →− Hide 1. Ministry of National Development / URA, 2H2026 GLS Programme press release pr26-41 (3 June 2026) 2. URA pr26-41 Appendix 1, Full confirmed and reserve list site details (3 June 2026) 3. URA pr26-41 Appendix 2, 1H2026 GLS Programme status as of 3 June 2026 4. The Edge Singapore, "URA announces nine new sites under Confirmed List in 2H2026 GLS programme" (3 June 2026) 5. PropNex Research, Singapore new home sales data 2024–2025 6. LTA, Jurong Region Line opening timeline mid-2028; CRL Phase 2 opening 2032 7. LTA, North-South Corridor Lentor viaduct opening 2027 Disclaimer+ All site details, estimated unit counts and launch dates are from the official URA pr26-41 release. Unit counts are URA estimates subject to final development control. This article is for informational purposes only and does not constitute financial, investment or legal advice. Property investment involves risk. Consult qualified advisors before making any property decision. **James Ong** · CEA Reg No. R008385F · PropNex Realty Pte Ltd WhatsApp: [91111173](https://wa.me/6591111173?ref=mychoicehomez.com) · [wa.me/6591111173](https://wa.me/6591111173?ref=mychoicehomez.com) 2H2026 GLS — **WhatsApp James for a straight answer, no pitch.** [Ask James →](https://wa.me/6591111173?text=Hi%20James%2C%20I%20have%20a%20question%20about%202H2026%20GLS.&ref=mychoicehomez.com-sticky-2h2026-gls-singapore-property-analysis) ✕ This article is for informational and educational purposes only. It does not constitute financial, investment, or legal advice. Property investments involve risk. Past performance is not indicative of future results. Readers should seek independent advice from licensed professionals before making any property or financial decision. James Ong is a licensed real estate salesperson (CEA Reg No. R008385F) with PropNex Realty Pte Ltd and is not a licensed financial adviser.