Bedok Rise - Government Land Sale (GLS) Site Analysis

URA launched the tender for the Government Land Sale (GLS) parcel at Bedok Rise for a residential (non-landed) development on 24 November 2025. The tender subsequently closed on 27 November 2025.

In total, the site drew interest from ten bidders, with the top bid of $464.8million (or $1,330 psf ppr) submitted by Bellis Residential Pte. Ltd.

Table 1: Bidders for Bedok Rise site

Source: URA, ERA Research and Market Intelligence 

The last site sold in the vicinity was the Tanah Merah Kechil Link plot, also located along New Upper Changi Road. It was fiercely contested by 15 bidders due to its close proximity to Tanah Merah MRT station, as well as its status as one of only three GLS residential sites released under the 1H 2020 Confirmed List amid the COVID-19 pandemic. 

Tanah Merah Kechil Link was subsequently awarded to MCC Land (Singapore) Pte Ltd at $248.99 million or $930 psf ppr in May 2020. The plot later debuted as Sceneca Residence in 2023 and has since been fully sold out.

Site Details 

Table 2: Details of Bedok Rise GLS site 

Source: URA

Map of Bedok Rise

The Bedok Rise plot shares its location along New Upper Changi Road with several earlier private developments, including The Tanamera, The Glades, Urban Vista, and the aforementioned Sceneca Residence. As such, it is similarly positioned to benefit from close proximity to Tanah Merah MRT station, as well as other neighbourhood amenities. Notably, the site is also the last remaining plot in the neighbourhood with Tanah Merah MRT station situated right at its doorstep. 

Site and Locational Attributes 

Neighbourhood amenities 

Due to its immediate proximity, residents of the future development at Bedok Rise will directly benefit from the upcoming Sceneca Mall. The single-storey retail mall is located directly below Sceneca Residence, and is estimated to be completed in 2Q 2026. It will offer residents a variety of dining and retail options, including a brand-new supermarket that is within walking distance of nearby condominiums. 

Homeowners also have the option of visiting Bedok Town Centre, just one MRT stop away, to take care of their daily shopping and errands. The town is primarily anchored by Bedok Mall, as well as the Bedok integrated transport hub and Bedok Interchange Hawker Centre. The Heartbeat @ Bedok community hub, completed in 2017, also offers convenience with its integrated facilities, such as a community club, public library, sports centre, and polyclinic.

Transport and connectivity 

With Bedok Rise’s immediate proximity to Tanah Merah MRT station, future residents can easily travel to various key stops on the East-West Line (EWL), including interchange stations like Paya Lebar, City Hall and Raffles Place. By the mid-2030s, connectivity will be significantly enhanced with the planned transformation of Tanah Merah MRT station into an interchange between the EWL and Thomson-East Coast Line, in addition to new direct connections to Changi Airport and the future Terminal 5.

These upgrades will also facilitate easier travel to key employment hubs in the East, including Tampines Regional Centre, Changi Business Park, and Changi Airport. Moreover, they could translate into stronger renter appeal and potential upside for homebuyers seeking convenience, thus positioning Bedok Rise’s future development as an attractive option for both investors and owner-occupiers.

Price and Market Trends

District 16 (D16) has shown consistently strong price resilience across its major condominium developments. Older projects such as Casa Merah and Optima @ Tanah Merah continue to perform well in the resale market, reflecting healthy price growth in the area. Newer projects such as The Glades, Urban Vista, Grandeur Park Residences, and Sceneca Residence which also show steady upward trend from their launch prices, underscoring buyer confidence in the neighbourhood’s connectivity, amenities, and long-term potential.

Table 3: Price performance of condominium developments near Tanah Merah MRT station 

Source: URA as at 18 Nov 2025, ERA Research and Market Intelligence 

Overall, this area demonstrates a healthy growth trajectory, supported by its proximity to Tanah Merah MRT and the employment and lifestyle nodes in the east.

Steady Price Appreciation in District 16 vs OCR 

Chart 1: Price performance of resale non-landed private homes in D16 vs Outside Central Region (OCR)

Source: URA as of 24 Nov 2025, ERA Research and Market Intelligence 

D16 has similarly maintained a strong track record of steady upward price growth in the non-landed resale segment. Between 2020 and 2025, median resale prices in D16 rose from $1,126 psf to $1,616 psf representing a 44.4% increase. This growth trend is broadly aligned with the wider OCR, where prices increased from $1,327 psf to $1,898 psf, over the same period, reflecting a comparable 43.6% increase.

While D16’s price movement was generally positive, its trajectory was not entirely linear with a sharp rise in 2023 and prices held relatively flat in 2024 before gaining momentum again in 2025. The overall pattern underscores D16’s resilience and long-term appeal, particularly as the area continues to benefit from new infrastructure enhancements and upcoming MRT expansion. 

Potential Demand/Buyer Profile

Table 4: 3Q 2025 median quantum prices for resale landed and new non-landed private homes in D16

Source: URA as at 24 Nov 2025, ERA Research and Market Intelligence

Given the concentration of landed private estates in Kew Drive and Jalan Limau, future demand for the Bedok Rise development will likely be supported by right-sizers from these nearby neighbourhoods. Based on median landed home prices in D16, many of these owners should be able to transition comfortably into a new condominium without significant financial strain. This affordability is also expected to extend to owners of older non-landed projects in the area, who may leverage on resale gains from their existing homes to upgrade.

Similarly, the adult children of D16 landed homeowners form another key pool of potential buyers, especially those who wish to stay close to family while remaining within the same familiar and well-established east-side neighbourhood.

Based on URA as at 24 November 2025, Bedok planning area comprises a total of 31,514 non-landed homes and 12,425 landed homes as of 3Q 2025.

Figure 1: Landed home estates near Bedok Rise

Bedok will see nearly 2,300 HDB flats fulfilling their Minimum Occupation Period (MOP) between 2022 to 2026, this might provide upgrader demand for this project. For example, Bedok South Horizon, which will reach its MOP in 2026, presents a timely upgrading opportunity for owners seeking to remain within a familiar locality. Its close proximity to key amenities, transport links, and lifestyle offerings makes it a natural choice for these HDB owners looking to take the next step into their asset progression journey.

Upgrader demand for Bedok Rise future development may arise from owners of larger HDB flats, specifically 5-room and Executive units, in towns such as Bedok, Tampines and Pasir Ris. Within these locations, median resale prices for the flat types range from approximately $589,000 to $943,000 million as of 3Q 2025. Hence, their owners might have sufficient capital to afford the new non-landed private home.

Table 6: Median resale HDB prices in Bedok, Tampines, Tanah Merah and Paris Ris in 3Q 2025 

Source: HDB, ERA Research and Market Intelligence

Beyond owner-occupier demand, investors seeking rental income are also likely to show strong interest. With the site located doorstep to Tanah Merah MRT, it stands to benefit significantly from the upcoming transformation into an interchange with the Thomson East Coast Line.

In addition, this area is also strategically positioned near major employment hubs including Changi Business Park, Changi Airport, and the Tampines Regional Centre. Rental demand in the east has also remained resilient supported by a large and stable tenant pool, driven mainly by expatriates working in aviation, logistics, and business park roles.

With its strong rental connectivity and long-term capital stability, this project is well-placed to attract a balanced mix of upgraders, family buyers, and investors.

ERA’s Closing Thoughts 

The strong turnout of ten bidders signals stronger developer confidence, supported by the strong sales performance of recent OCR launches and a more favourable interest rate environment.  This signals optimism that demand for well-located projects will remain resilient, as seen in the healthy take-up at recent launches.

At $464.8 million ($1,330 psf ppr), the top bid put in by Allgreen Properties is 0.4% more than the second-highest by Hoi Hup Realty Pte Ltd, at $462.8million ($1,324 psf ppr). The narrow margin between the top two bids is telling of the developer’s resolve to secure what they view as a strategic site, given the strong potential of its well-connected location. Their bullish bid also signals firm confidence in the site’s potential, being the last GLS site with doorstep access to Tanah Merah MRT station. 

With a small-to-mid sized development accommodating up to 380 units, the site presents Allgreen Properties an attractive entry into the OCR market at a palatable size quantum of less than $465 million, which comes with lower developmental risks.

The land rate of $1,330 psf ppr is amongst the highest GLS bids for a residential-only site in the OCR, only behind the Bayshore Road GLS and both sites at Chuan Grove awarded in 2025. Based on the land cost, the future project could be launched at an average price of at least $2,500 psf.

Buyer Demand

The strong take-up of OCR projects in 2025, including Parktown Residence, Springleaf Residence and Lentor Central Residences, indicates strong buyer interest in OCR properties and consistent demand in the segment. We could see similar robust interest among homebuyers eyeing this future development.

Tanah Merah MRT is set to become an interchange with the Thomson-East Coast Line (TEL) by mid-2030. With the existing East-West Line, residents will be just two stops away from Jewel Changi Airport for diverse food options and retail needs. Being served by two MRT lines also enhances its connectivity to more parts of Singapore.

Outlook

Singapore’s residential market is entering a renewed phase of optimism, underpinned by the exceptional sales performance of 2025’s launches. We expect more developers to proactively replenish their land banks, positioning themselves well to capture the next wave of buyer demand.  

Currently, excluding Executive Condominiums, five GLS sites remain open for tender, with another three sites on the 2H 2025 Confirmed List set to be opened for tender. Developers who are unsuccessful in their current bids may pivot to other opportunities, including the ongoing tenders at Dover Drive (previously Dover Road), Tanjong Rhu Road and Dairy Farm Walk.