Overview
Independent research · Updated 8 Jul 2026 · All estimates labelled as such
Bedok Rise occupies 2.03 hectares at New Upper Changi Road in District 16. URA awarded the site on 2 December 2025 to Bellis Residential Pte Ltd — a vehicle of Allgreen Properties, the Kuok Group's Singapore developer — for $464.8 million, or $1,330 psf ppr. With a gross plot ratio of 1.6, the site yields an estimated 380 homes on 99-year tenure, with launch expected in 2H 2027 and completion around 2031–2032.
Two numbers define the story. First, the tender drew ten bids against analyst forecasts of three to seven — the strongest response of 2025 — with the second-placed bid (Hoi Hup) just $6 psf ppr below the winner. That is unusual developer consensus. Second, the supply picture: Sceneca Residence, Optima, The Glades, Grandeur Park and ECO — 2,761 units across the five neighbouring projects — are all fully sold. Bedok Rise is the only brand-new option left at this MRT station, and the site is the last GLS plot with direct sheltered station access.
Allgreen brings one of the longest track records in the market: 53 residential projects totalling ~11,000 units since the 1980s, and a BCA Quality Excellence Award every year since 2013.
Pricing: what the land cost already tells us
The corridor's history is the pricing argument. District 16's non-landed average psf rose from $1,126 in 2020 to $1,636 in 2025 — a 45.3% re-rating. The previous GLS at this station, Tanah Merah Kechil Link (2020, $930 psf ppr), became Sceneca Residence, launched at $2,072 psf in 2023, sold out, and now resells at roughly $2,044 psf on average. Bedok Rise enters at a land cost 43% above Sceneca's, which is why analyst launch projections sit at $2,300–$2,700 psf.
| Project / site | Reference | Value | Note |
|---|---|---|---|
| Bedok Rise (this site) | Land, Dec 2025 | $1,330 psf ppr | 10 bids — highest response of 2025 |
| Bayshore Drive GLS | Land, Mar 2025* | $1,388 psf ppr | *Vela Bay parcel; East Coast waterfront |
| Tanah Merah Kechil Link | Land, May 2020 | $930 psf ppr | Became Sceneca Residence (fully sold) |
| Sceneca Residence | Resale avg | ~$2,044 psf | Launched $2,072 psf (2023) |
| Grandeur Park Residences | Resale avg | ~$2,007 psf | +50% / +$698 psf since launch |
| ECO | Return since launch | +40% / +$470 psf | 726-unit neighbour, fully sold |
Connectivity
Tanah Merah (EW4) is a dual-function station: mainline East-West Line service (Raffles Place ~25 minutes, Paya Lebar ~10) plus the Changi Airport branch — the airport is roughly 9 minutes by rail. That two-destination profile serves both CBD commuters and the airport-adjacent employment cluster. Longer-range, the branch line is slated for conversion into a full Thomson-East Coast Line extension by the mid-2030s, which would make Tanah Merah a future EWL/TEL interchange (EW4/TE35). By road: PIE, ECP and TPE all within quick reach; Changi Business Park and Tampines Regional Centre are the nearest major employment nodes.
Transformation catalysts
- Changi Airport Terminal 5. Groundbreaking May 2025, completion mid-2030s; the 1,080ha Changi East build-out (~$4.75B of contracts awarded in 2025) underpins a decade of East Coast employment and rental demand.
- TEL conversion at Tanah Merah. The airport branch's planned upgrade would add interchange status to the station on the doorstep.
- Paya Lebar Airbase relocation (late 2030s). Frees ~800ha and progressively lifts height restrictions across parts of the East — one of the longest-range planning catalysts in Singapore.
- Bedok rejuvenation. HDB estate renewal in Bedok/Chai Chee and the Bedok Point redevelopment continue refreshing the town-centre amenity base.
Schools, amenities and daily life
The school story is unusually concrete: Bedok Green Primary and Temasek Primary are both within 1km, MOE SchoolFinder-verified — a genuine Phase 2A/2B balloting position — with Changkat, Fengshan, Red Swastika and Yu Neng in the 1–2km band, Anglican High (~0.7km) and Bedok View Secondary (~0.3km) nearby, and Temasek Polytechnic ~3km. Daily amenities lean on Sceneca Square next door, an NTUC FairPrice ~400m away, Bedok Mall and the Bedok Interchange Hawker Centre ~1.5km, and East Coast Park ~3km. This is a mature estate — the amenity layer exists today rather than arriving on a master-plan timeline.
Who this launch tends to suit
Most plausible fits: Bedok, Chai Chee and Tampines HDB upgraders making a first private move without changing commute, schools or hawker loyalties; East Coast corridor investors underwriting the Changi T5 employment story over a 5–10 year horizon; young professionals working in Changi Business Park or the airport cluster; and family buyers for whom the double 1km-school position is the decision driver. Less suited: buyers seeking large-development facilities scale — at ~380 units, this is a boutique product — or those anchored to pre-2023 psf expectations for the corridor.
Risks and considerations
Every purchase carries trade-offs; here are the ones we would weigh for this site, with the context that softens or sharpens each.
- ModerateLaunch price overshootAt $1,330 psf ppr land, projected pricing of $2,300–$2,700 psf runs 12–20% above Sceneca's 2023 launch average. The corridor's +45% five-year re-rating and sold-out neighbours are the counterweight.
- ModerateTDSR stress on the buyer poolElevated rates tighten borrowing headroom under the 55% cap; a boutique unit mix with smaller formats keeps lower absolute entry points available.
- ModerateCompeting supply from Bayshore DriveThe ~1,280-unit Bayshore Drive GLS enters the market on a similar timeline. It targets a different, waterfront-lifestyle buyer at a likely higher price point, but it is the same district.
- HighPolicy and cooling measuresABSD at 20% for citizen second properties and 60% for foreigners materially narrows the investor pool. Sceneca's ~88% Singaporean buyer profile suggests demand-backed launches here are domestically driven anyway.
- LowDeveloper deliveryAllgreen (Kuok Group) has delivered 53 projects and holds a continuous run of BCA Quality Excellence Awards since 2013 — counterparty risk is low.
- LowMRT infrastructure riskEW4 is a mature mainline station operating since 1989; the future TEL conversion adds status rather than creating opening-date uncertainty.
What to watch next
- Sep 2025Site released for tender2H 2025 Confirmed List.
- Nov 2025Tender closes10 bids received, against forecasts of 3–7.
- 2 Dec 2025Awarded to Allgreen$464.8M — $1,330 psf ppr; runner-up within $6 psf ppr.
- 2026–2027Developer preparationShowflat design, unit mix planning, approvals.
- 2H 2027 (est.)Estimated launchPreview and price list expected ~6 months prior.
- 2031–2032 (est.)Estimated TOPConstruction completion.
Sources: URA GLS tender records (Dec 2025); EdgeProp and URA caveat data for Sceneca Residence, Grandeur Park, ECO and The Glades (to May 2026); OrangeTee/URA D16 price series (2020–2025); CAG Changi East announcements (2025); MOE SchoolFinder. Figures marked (est.) are estimates. Past performance is not indicative of future results. This page is research, not financial advice. PropertyInsider.sg is an independent research publication and does not market this project or take developer fees — see our editorial policy.