Bedok Rise GLS · Awarded to Allgreen Properties · District 16
BEDOK RISE
Residences
$1,330 psf ppr Land Rate · Approx. 380 Units · Fronting Tanah Merah MRT (EW4)
$1,330 psf ppr Land Rate · Approx. 380 Units · Fronting Tanah Merah MRT (EW4)
Tracking every milestone on the Bedok Rise GLS site — from the December 2025 tender award through to launch. Last updated: .
The $464.8 million award set the third-highest Outside Central Region land rate on record, for the last Government Land Sales plot fronting Tanah Merah MRT.
See the full tender result →The nearest comparable launch is up 12.3% on its 2023 average of $2,084 psf, with its final unit caveated in November 2025 — a live pricing benchmark for this node.
See what this means for pricing →LTA's network plans have the Changi Airport branch converted to the Thomson-East Coast Line, adding a second line to a station that already runs today.
Explore the connectivity →The Bedok Rise GLS site was awarded in December 2025 to Allgreen Properties, bidding through Bellis Residential Pte Ltd, at $464,800,000 — $1,330 per square foot per plot ratio. That is the third-highest Outside Central Region land rate on record. The 218,507 sq ft, 99-year leasehold plot fronts Tanah Merah MRT (EW4) and is expected to yield about 380 homes. (Source: URA tender award notice, December 2025.)
3rd-highest OCR land rate on record
| Rank | GLS Site | Land Rate | Awarded |
|---|---|---|---|
| 1 | Bayshore Road (Vela Bay) · D16 | $1,388 psf ppr | Mar 2025 |
| 2 | Chuan Grove Parcel 1 · D19 | $1,376 psf ppr | Jul 2025 |
| 3 | Bedok Rise (this site) · D16 | $1,330 psf ppr | Dec 2025 |
| — | Chuan Grove Parcel 2 · D19 (adjacent plot, same JV, to be amalgamated with Parcel 1) | $1,331 psf ppr | Sep 2025 |
Ranking by land rate among Outside Central Region GLS sites, trailing 24 months. Chuan Grove Parcel 2 was awarded at a near-identical $1,331 psf ppr but is an adjacent plot acquired by the same joint venture for amalgamation with Parcel 1, so it is shown as part of that site rather than ranked separately. Sources: URA award notices, EdgeProp Singapore, The Edge Singapore.
From land award to estimated completion — every confirmed milestone and every estimate, clearly separated.
Allgreen Properties, through Bellis Residential Pte Ltd, secures the 218,507 sq ft plot for $464.8 million — $1,330 psf per plot ratio, the third-highest Outside Central Region land rate on record.
The retail podium beneath Sceneca Residence, directly adjacent to the site, adds a supermarket and F&B within walking distance ahead of this development's own completion.
Site plans and unit layouts are typically released six to eight weeks before a preview, with the price list following four to six weeks out. Register below to be notified the moment they land.
An estimate based on the December 2025 award date and typical Singapore GLS development cycles. It is not developer-confirmed and may move.
Based on typical construction timelines for a development of roughly 380 units. The exact date follows the developer's BCA-approved construction schedule, published after launch.
Per LTA's published network plans, the Changi Airport branch line is to be converted to the Thomson-East Coast Line, giving Tanah Merah a second rail line and a direct link towards Changi Airport and Terminal 5.
Estimated dates are analytical projections based on URA award records and typical GLS development cycles — they are not confirmed by the developer or any government agency.
Bedok Rise Residences is the working name for the upcoming 99-year leasehold condominium on the Bedok Rise GLS site, off New Upper Changi Road in District 16. Allgreen Properties was awarded the 218,507 sq ft plot in December 2025 for $464.8 million ($1,330 psf ppr). It is expected to yield about 380 homes and directly fronts Tanah Merah MRT (EW4) — the last Government Land Sales plot at this station.
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No other Government Land Sales parcel has doorstep access to Tanah Merah station specifically. That position cannot be recreated at this node — though a larger GLS site nearer Bedok MRT is under tender, and is named openly in the buyer's guide below.
Tanah Merah (EW4) is operational now, not a future promise — one stop to Bedok, four stops to Paya Lebar Regional Centre, and a direct Changi Airport branch. The Thomson-East Coast Line upgrade is a bonus stacked on a working line.
Sceneca Square mall sits directly adjacent, and Bedok Town Centre — Bedok Mall, the polyclinic, library and Heartbeat@Bedok — is one MRT stop away. Nothing here is waiting on a masterplan to be built.
Temasek Primary, Bedok Green Primary, Red Swastika, Fengshan Primary, Yu Neng Primary and Anglican High are all in the surrounding area. Distances are unverified here — check MOE SchoolFinder before deciding on school grounds.
Changi Business Park, Changi Airport and Tampines Regional Centre are all short commutes on the East-West Line, with direct East Coast Parkway access for drivers — a named, existing tenant pool rather than a generic demand claim.
Roughly half the scale of Grandeur Park Residences next door. Lower density means a more exclusive environment — and fewer competing units at resale — though facilities will be smaller than a 700-unit development's.
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Bedok Rise Residences occupies the final Government Land Sales plot fronting Tanah Merah MRT. The 218,507 sq ft parcel, off New Upper Changi Road in District 16, was awarded to Allgreen Properties in December 2025 for $464,800,000 — $1,330 per square foot per plot ratio, the third-highest Outside Central Region land rate on record, behind Bayshore Road ($1,388 psf ppr, March 2025) and Chuan Grove Parcel 1 ($1,376 psf ppr, July 2025). With a plot ratio of 1.6 and a maximum gross floor area of 349,612 sq ft, the site is expected to yield roughly 380 homes.
What that land rate tells you is straightforward: Allgreen paid up for this location rather than bargain-hunting. This is a scarcity position, not a discount entry. The compensating fact is that the East-West Line already runs through Tanah Merah today — residents are not waiting on infrastructure to be delivered — and LTA's published network plans have the station gaining a second line, the Thomson-East Coast Line, by the mid-2030s.
The immediate surroundings are already complete. Sceneca Square mall, finished in the second quarter of 2026, sits directly adjacent with a supermarket and F&B. Bedok Town Centre — Bedok Mall, the polyclinic, library, sports centre and Heartbeat@Bedok — is one MRT stop away. Changi Business Park, Changi Airport and Tampines Regional Centre are all short East-West Line commutes, and the East Coast Parkway is a short drive from the site.
The development's scale is modest by Outside Central Region standards, at approximately 380 units against Grandeur Park Residences' 720 next door. That cuts both ways honestly: a smaller development means lower density and a more exclusive environment, but also a smaller facilities deck than a mega-development can support. Buyers weighing a District 16 new launch should price both sides of that trade.
Bedok Rise Residences — also searched as Bedok Rise GLS or Bedok Rise Condo — is the upcoming 99-year leasehold condominium on the Government Land Sales site at Bedok Rise, off New Upper Changi Road, District 16, Singapore. Allgreen Properties, through Bellis Residential Pte Ltd, was awarded the site in December 2025. The official project name has not yet been released by the developer, so "Bedok Rise Residences" should be treated as a working name drawn from the road, not a confirmed brand. (Source: URA Government Land Sales award notice, December 2025.)
The parcel measures 20,300 sq m (218,507 sq ft) with a plot ratio of 1.6 and a maximum gross floor area of 32,480 sq m (349,612 sq ft). URA's stated yield is approximately 380 residential units. There is no commercial component on this parcel — it is zoned residential non-landed — but Sceneca Square mall sits directly adjacent, which delivers much of the same everyday convenience without the maintenance cost of a retail podium in your own development.
Its defining feature is position. The site directly fronts Tanah Merah MRT station (EW4) on the operational East-West Line. An independent estimate puts the walk at roughly 3–5 minutes, or about 250–400 metres, though the routed walking distance cannot be confirmed until the final subdivided site plan and any sheltered linkway alignment are published. Treat any "doorstep" or "minutes to MRT" figure — including this one — as an estimate until then.
Sitting immediately south of the site are the Kew Drive and Jalan Limau landed estates, District 16's landed enclave. Median landed resale quantum in District 16 was $3,800,000 as at 3Q 2025, against $2,518,000 for a median new non-landed private home in the same quarter — a gap that explains why local landed right-sizers, and their adult children, form a genuine demand pool for a development of this size and location. (Source: URA, ERA Research & Market Intelligence, 3Q 2025.)
Unlike a new town being built from scratch, Bedok and Tanah Merah are already mature. Casa Merah completed in 2007, Urban Vista and The Glades in 2013, Grandeur Park Residences in 2017 and Sceneca Residence in 2023. There is no fresh government masterplan driving this specific site — which means the growth story here is incremental infrastructure rather than wholesale transformation, and it should be sized honestly rather than inflated.
That said, three genuine catalysts sit within reach. First, the Thomson-East Coast Line extension: LTA's published plans convert the Changi Airport branch line, making Tanah Merah an EWL/TEL interchange by the mid-2030s. Second, Changi Airport Terminal 5, which broke ground in May 2025 and targets completion in the mid-2030s — a decade-long employment engine on the eastern side of the island. Third, the eventual Paya Lebar Airbase relocation from the late 2030s, which unlocks a large tract of land and lifts height restrictions across the surrounding estates.
The immediate precinct has also drawn institutional money. In September 2024, 8M Real Estate acquired Sceneca Square for $64 million, or $3,161 psf — an institutional retail buyer putting capital behind this node's footfall well before Bedok Rise Residences launches. Combined with the completion of the mall itself in the second quarter of 2026, the everyday-amenity picture around the site is settled rather than speculative.
For a buyer with a five-to-eight-year horizon, the honest framing is this: you are buying a completed, working neighbourhood with one significant upgrade ahead of it, not a transformation bet. That is a lower-variance proposition than a fresh new town — and it prices accordingly, which is part of why the land rate here landed where it did.
The site directly fronts Tanah Merah MRT station (EW4) on the operational East-West Line. That is the single strongest fact about this address, and it distinguishes it from most Outside Central Region launches: the rail access exists today, in service, rather than being promised for a future stage. An independent estimate puts the walk at roughly 3–5 minutes (about 250–400 metres), pending the final site plan and linkway alignment.
Rail connections from Tanah Merah MRT (EW4):
Stop counts are from the LTA network map. Journey times vary with service frequency and interchange waiting; treat any door-to-door figure as indicative.
For drivers, the East Coast Parkway is reached via nearby slip access, putting both the CBD and Changi Airport within a roughly 15–20 minute off-peak drive. The Pan-Island Expressway is accessible through New Upper Changi Road connections, and the Kallang-Paya Lebar Expressway links north-south across the eastern side of the island.
On schools, the surrounding belt includes Temasek Primary School, Bedok Green Primary School, St. Anthony's Canossian Primary School, Red Swastika School, Changkat Primary School, Fengshan Primary School and Yu Neng Primary School, with Anglican High School nearby at secondary level. Distances have not been independently verified against MOE SchoolFinder for this site, and the final building footprint will affect them. Anyone buying on school grounds should check moe.gov.sg directly for the relevant registration cycle rather than relying on any marketing figure, including the ones circulating for this site.
From a rental standpoint, the tenant pool here is named and specific rather than a generic expatriate-demand claim: aviation, logistics and business-park professionals working at Changi Business Park and Changi Airport, plus the commuter base around Tampines Regional Centre. The Changi East and Terminal 5 build-out extends that pool over the coming decade, and a second rail line at Tanah Merah would widen the addressable catchment further — framed here as optionality, not a promise.
Changi Airport Terminal 5, the Thomson-East Coast Line extension and the eventual Paya Lebar Airbase relocation give Singapore's east a decade of layered infrastructure catalysts.
Tanah Merah MRT (EW4) runs today on the East-West Line, and LTA's published network plans have it becoming an EWL/TEL interchange by the mid-2030s as the Changi Airport branch is converted. The upgrade is added value on top of working infrastructure — not a bet on a line that does not yet exist.
The estimated walk to Tanah Merah is an independent estimate, not a routed measurement — the final subdivided site plan and any sheltered linkway alignment will settle it. Treat all "minutes to MRT" claims for this site, including ours, as provisional until then.
Download the Bedok Rise Residences e-brochure for the full site overview, connectivity breakdown and pricing benchmarks — and be first in line for the site plan, floor plans and price list when they are released.
Bedok Rise, off New Upper Changi Road · OCR
Allgreen Properties · Kuok Group
Leasehold from the date of state grant
Official floor plans for Bedok Rise Residences have not been released. The layouts shown below are indicative templates only — they illustrate typical configurations by bedroom count and are not the actual plates for this development. Register your interest and the official site plan, unit mix and floor plans will be sent to you the moment the developer publishes them.
Layout templates for illustration of unit types only. Actual unit mix, sizes and layouts for Bedok Rise Residences will be confirmed by the developer at launch.
Bedok Rise is the final Government Land Sales parcel fronting Tanah Merah MRT (EW4). That is a narrow, specific claim and it is worth stating precisely: it does not mean there is no competing new supply in the wider Bedok area — there is, and it is named in the buyer's guide below. It means no future GLS release can replicate this exact position at this exact station. (Source: URA Government Land Sales records.)
Most connectivity stories in new launches are promises. This one is half-delivered: the East-West Line runs through Tanah Merah today, and LTA's published network plans have the Thomson-East Coast Line arriving at the same station by the mid-2030s as the Changi Airport branch is converted. Buyers get present-day usability plus a timelined upgrade, rather than one or the other.
Sceneca Residence — the last comparable launch at this station — launched in 2023 at $2,084 psf, sold out by November 2025, and transacted at $2,341 psf as at 3Q 2025, up 12.3%, with an observed rental yield of roughly 3.8–4%. Grandeur Park Residences is up 41.1% since its 2017 launch. This node has demonstrated it can absorb new supply and hold value. (Source: URA, ERA Research & Market Intelligence; EdgeProp.)
Allgreen Properties has completed 53 residential projects and around 11,000 homes in Singapore since the early 1980s, backed by the Kuok Group's balance sheet since going private in 2011. Its most recent launch, Promenade Peak at Zion Road, sold 54% of its units on launch weekend in August 2025 at an average of $3,343 psf on premium units — evidence it can price and sell in the current market.
The Bedok Rise Residences showflat has not opened — the estimated preview window is Q1 2027. Register now to be placed on the priority list for the preview invitation, site plan and price list.
Tanah Merah MRT (EW4) is a station residents in this area have used for years — one stop to Bedok, four to paya Lebar Regional Centre, and a direct branch line towards Expo and Changi Airport. There is no waiting period on the connectivity here, and by the mid-2030s LTA's network plans add the Thomson-East Coast Line at the same station. For drivers, the East Coast Parkway sits a short distance away, with the Pan-Island Expressway reachable through New Upper Changi Road.
Sceneca Square mall, completed in the second quarter of 2026, sits directly adjacent with a supermarket and F&B — the everyday convenience of an integrated development without the shared maintenance cost of a retail podium. One MRT stop away, Bedok Town Centre delivers the full set: Bedok Mall, the community club, library, sports centre and polyclinic at Heartbeat@Bedok, completed in 2017. This is a finished neighbourhood, not a rendering.
For families already rooted in Bedok, Tanah Merah or the Kew Drive and Jalan Limau landed estates, this is not a move across the island. It is the same MRT station, the same schools, the same coffee shops — in newer stock, at a smaller scale of roughly 380 homes, and without a lawn to maintain. That is the honest emotional case here, and it is why local right-sizers and their adult children form a genuine part of the demand pool rather than a marketing abstraction.
The official Bedok Rise Residences price list has not been released, and will only appear once the developer completes planning approvals — typically four to six weeks before a preview. What is confirmed is the land cost: $1,330 psf per plot ratio, paid in December 2025.
ERA Research has publicly indicated the future project could launch at an average of at least $2,500 psf. Benchmarked against comparable Outside Central Region launches, an indicative range of $2,450–$2,600 psf (estimated) is a reasonable planning assumption. For context, Vela Bay on the Bayshore Road site — bought at a higher $1,388 psf ppr — launched at an average of $2,886 psf and sold 72% on its opening weekend, which shows the market has absorbed pricing above this range on a comparable land basis. Final pricing is the developer's decision alone.
| Tanah Merah Benchmark | Basis | Price (psf) |
|---|---|---|
| Bedok Rise Residences (this site) | $1,330 psf ppr land | $2,450–$2,600 (est.) |
| Sceneca Residence — 3Q 2025 resale | Launched 2023 at $2,084 | $2,341 |
| Grandeur Park Residences — 3Q 2025 | Launched 2017 at $1,407 | $1,985 |
| Urban Vista — 3Q 2025 resale | Completed 2013 | $1,626 |
Sources: URA as at 3Q 2025, ERA Research & Market Intelligence, EdgeProp Singapore. Estimated figures are analytical projections, not developer-confirmed pricing.
The unit mix has not been confirmed. Modelled on comparable Outside Central Region MRT-linked developments and the estimated psf range above, indicative quantums would be roughly $1.30 million for a 1-bedroom-plus-study (~500 sq ft), $1.67 million for a 2-bedroom (~650 sq ft), $2.29 million for a 3-bedroom (~915 sq ft) and $2.94 million for a 4-bedroom (~1,200 sq ft). Treat all of these as planning estimates. The official mix is released by the developer only.
Buyers comparing Bedok Rise Residences vs Sceneca Residence are weighing new stock against a proven, occupied one. Sceneca Residence launched in 2023 at an average $2,084 psf, was fully sold by November 2025, and transacted at $2,341 psf as at 3Q 2025 — up 12.3% — with a retail podium beneath it and immediate occupancy. Bedok Rise Residences is newer stock at a smaller scale of roughly 380 units, on land bought at a higher rate, and is the plot best positioned to benefit from the Tanah Merah interchange upgrade from day one of ownership. Grandeur Park Residences at $1,985 psf and Urban Vista at $1,626 psf are the lower-quantum resale alternatives at the same station.
Three things support the case, and two things cut against it — both deserve stating.
For: it is the last GLS plot fronting Tanah Merah MRT specifically; the station gains a second rail line by the mid-2030s under LTA's published plans; and the nearest precedent, Sceneca Residence, sold out and appreciated 12.3% between its 2023 launch and 3Q 2025 with an observed rental yield of about 3.8–4%. Longer-dated comparables in the same corridor run further: Grandeur Park Residences is up 41.1% since 2017, Optima @ Tanah Merah up 78.6% since 2009.
Against: at $1,330 psf ppr the land rate is near-record for the Outside Central Region, which means less pricing cushion than a lower-land-cost site elsewhere. And a larger Government Land Sales site at New Upper Changi Road — roughly 331,198 sq ft, plot ratio 2.8, an estimated 1,040 units — went to tender on 15 May 2026 in the same road corridor, drawing on a similar buyer pool. It sits nearer Bedok MRT rather than Tanah Merah, and at the time of writing had not been awarded, so its land rate and timeline are unknown. Any honest assessment of this site has to name it. (Source: URA release pr26-38, 15 May 2026.)
The clearest fit is a District 16 HDB upgrader or a landed right-sizer from the Kew Drive and Jalan Limau estates who wants doorstep MRT access, a five-to-eight-year horizon, and to stay in a neighbourhood they already know. District 16's median landed resale quantum was $3.8 million as at 3Q 2025 against $2.518 million for a median new non-landed home — a gap that makes the transition financially workable for many landed owners. Investors focused on the Changi Business Park and Changi Airport tenant pool are the second natural profile. Buyers hunting the cheapest Outside Central Region entry point are not — a lower-land-cost site elsewhere serves that objective better, and it is more useful to say so plainly.
The Bedok Rise Residences developer is Allgreen Properties, via Bellis Residential Pte Ltd, part of the Kuok Group. The Bedok Rise Residences launch date is estimated at Q1 2027 with an estimated TOP of 2031–2032; neither is confirmed. Still outstanding: the official project name, the confirmed unit mix and price list, the site plan and stack layouts, the routed MRT walking distance, and MOE-verified school distances. Any marketing material presenting these as settled is ahead of the facts. Register below and you will receive each one as it is officially published.
Everything buyers ask about Bedok Rise Residences and the Bedok Rise GLS site — the developer, the land price, expected pricing, MRT access, launch timing and what is still unconfirmed.
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