URA Releases Sin Ming and Kitchener Link Sites Under H1 2026 Government Land Sales
The Urban Redevelopment Authority (URA) released two residential sites on 25 June under the first-half 2026 Government Land Sales (GLS) programme. The Sin Ming site from the confirmed list near Bright Hill MRT is expected to draw strong interest from developers, while the Kitchener Link site on the reserve list near Farrer Park MRT may be harder to trigger.
Sin Ming Site
Sin Ming Est.
Kitchener Link
Kitchener Est.
Sin Ming Site: Strong Demand Expected
The Sin Ming site on the confirmed list is a 99-year leasehold parcel near Bright Hill MRT station on the Thomson-East Coast Line. It has a land area of 4,283.1 sqm, a gross plot ratio (GPR) of 2.8, and a maximum gross floor area of 11,993 sqm, yielding an estimated 140 residential units.
National Development Minister Chee Hong Tat said developers must build a sheltered linkway connecting the development to public transport, as well as additional shelter linking the nearby Faber Garden condominium to the train station.
Wong Shanting of Newmark said the site is expected to be well-received, noting its proximity to Ai Tong School and sustained upgrader interest in the Thomson, Bishan and Sin Ming corridor. Wong Siew Ying (Huang Xiubao) of PropNex highlighted pent-up demand in the area, noting that the last development nearby was Artisan 8, launched in August 2025 with 20 of 34 units sold. Before that, the 1,206-unit Jadescape was launched in 2018 and fully sold by 2022. The upcoming Thomson Reserve with 1,240 units is expected in the second half of 2026.
Sin Ming: Bid Expectations
Market watchers expect between 4 and 10 bids for the Sin Ming site. PropNex’s Wong Siew Ying expects four to six groups to bid, with prices ranging from S$1,350 to S$1,450 psf ppr. Nicholas Mak of Mogul.sg projected that the top offer could reach up to S$1,570 psf ppr (about S$203 million).
ERA CEO Marcus Chu noted that with a maximum of just 140 units, the site lacks economies of scale. Higher development costs could be passed on to buyers, potentially pushing new launch prices higher in the area.
The tender for the Sin Ming site closes on 15 September at 12pm.
Kitchener Link: Reserve List Site Near CBD
The Kitchener Link site on the reserve list has a land area of 4,214.9 sqm, a GPR of 3.0, and a maximum gross floor area of 12,645 sqm, yielding an estimated 145 units. It is located near Farrer Park MRT station and close to the Central Business District.
Analysts said the reserve list site is unlikely to be triggered in the current market. However, if it is triggered, the winning bid is expected to range from S$1,450 to S$1,560 psf ppr.
Frequently Asked Questions
Where is the Sin Ming GLS site?
The Sin Ming site is near Bright Hill MRT station on the Thomson-East Coast Line. It has a land area of 4,283.1 sqm with a gross plot ratio of 2.8, yielding an estimated 140 residential units on a 99-year lease.
How many bids are expected for Sin Ming?
Market watchers expect between 4 and 10 bids. PropNex projects S$1,350 to S$1,450 psf ppr, while Mogul.sg projects the top bid could reach S$1,570 psf ppr (about S$203 million). The tender closes on 15 September at 12pm.
What about the Kitchener Link site?
The Kitchener Link site is on the reserve list near Farrer Park MRT with a land area of 4,214.9 sqm and an estimated 145 units. Analysts say it is unlikely to be triggered, but if it is, the winning bid could range from S$1,450 to S$1,560 psf ppr.
What must the Sin Ming developer build?
Minister Chee Hong Tat said the developer must build a sheltered linkway to public transport, as well as additional shelter connecting Faber Garden condominium to the train station.
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