Ura Launches Bedok Rise Gls Site Last Plot Next Tanah Merah Mrt Station
The Urban Redevelopment Authority (URA) has launched two new residential sites for sale on Sept 18, as part of the 2H2025 Government Land Sales (GLS) Programme. These sites include a private housing plot at Bedok Rise and a long-stay serviced apartment site at Cross Street.
The Bedok Rise parcel, located on the Confirmed List, has the potential for about 380 private homes. This is the last plot of land in the area with direct access to the Tanah Merah MRT Station, making it highly sought after.
According to Mark Yip, CEO of Huttons Asia, the last project launched in the vicinity was the 268-unit Sceneca Residence, located across the road. This development is expected to be completed in the second quarter of 2026 and is already 99.3% sold, with only two units remaining.
The GLS site for Sceneca Residence was awarded in November 2020 to MCC Land (TMK) for $930 psf ppr. The development is a joint venture between MCC Land, Malaysian developer Ekovest, and Singapore-listed The Place Holdings.
The GLS site at Bedok Rise is situated next to Grandeur Park Residences and is the last available plot of land facing the Tanah Merah MRT Station. The station is set to be an interchange for the East-West and Thomson-East Coast lines in the 2030s.
Future Growth and Connectivity at Changi
Connectivity in the area is expected to improve further when the Tanah Merah MRT station becomes an interchange for the East-West and Thomson-East Coast lines. This development is expected to be completed by the mid-2030s, boosting the transport connectivity in the area and making it an attractive location for both investors and owner-occupiers.
Wong Siew Ying, head of research and content at PropNex, expects that the improved connectivity in the area will be a big plus for the Bedok Rise plot. This will further add to its appeal, making it a highly desired location.
The TEL extension will also connect to Expo, Changi Airport and the future Changi Terminal 5, which is part of the broader Changi East transformation. The first phase of Terminal 5 is projected to be completed by the mid-2030s.
In recognition of the area’s potential, Singapore-based 8M Real Estate acquired the Sceneca Square retail podium for $64 million in September 2024. This translates to $3,161 psf on its net lettable area of 20,247 sq ft.
Marcus Chu, CEO of ERA, does not expect Bedok Rise to attract the same intensity of bids as Bayshore Road, which is in the same planning area and District 16. According to Chu, the first GLS site in the upcoming Bayshore precinct was awarded to SingHaiyi Group in March 2021 for $1,388 psf ppr. This development drew eight bidders, with Chu citing first-mover advantage as the reason for the high level of competition.
Despite this, the supply dynamics in the area remain tight, with unsold inventory in the OCR at a low of about 2,000 units. Recent launches, such as Springleaf Residence, which is 94% sold in just one month, have contributed to this trend, notes Huttons’ Yip.
Healthy Competition Expected for Bedok Rise Site
Property research analysts expect stiff competition for the Bedok Rise site, with the following estimates for the number of bidders and the top bid amount:
Huttons Asia expects up to five bidders, with a top bid in the range of $1,100 to $1,200 psf ppr;
OrangeTee foresees four to seven bidders, with a top bid in the range of $1,200 to $1,300 psf ppr;
PropNex expects five to seven bidders, with the top bid predicted to be around $1,200 to $1,300 psf ppr.
Quek adds that District 16’s non-landed private home prices have climbed 45.3% from $1,126 psf in 2020 to $1,636 psf in the first eight months of 2025. This supports the site’s growth appeal, making it a highly competitive investment opportunity.
The Bedok Rise parcel is part of the 2H2025 GLS Confirmed List, which will supply 4,725 residential units. The tender for this site will close on Nov 27.
Cross Street Site Also Made Available for Sale
The second site launched by URA is a Cross Street site under the Reserve List, intended for long-stay serviced apartments (SA2). This parcel of land can accommodate a 30-storey commercial building with up to 315 residential units for lease and 500 sq m (5,382 sq ft) of first-floor commercial space.
The minimum stay for the apartments on this site is three months, making it an attractive opportunity for investors looking to capitalize on the growing demand for long-stay accommodation.
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The Urban Redevelopment Authority (URA) recently announced the launch of two new residential sites on Sept 18. The sites include a private housing plot at Bedok Rise and a long-stay serviced apartment site at Cross Street. Both sites are part of the 2H2025 Government Land Sales (GLS) Programme.
The Bedok Rise parcel, situated on the Confirmed List, has the potential to be developed into approximately 380 private homes. According to Mark Yip, CEO of Huttons Asia, this is the last plot of land in the area with direct access to the Tanah Merah MRT Station, making it a highly coveted investment opportunity.
The last project launched in the vicinity was the 268-unit Sceneca Residence, located across the road. This development is expected to be completed in the second quarter of 2026 and is already 99.3% sold, with only two units remaining.
In November 2020, the GLS site for Sceneca Residence was awarded to MCC Land (TMK) for $930 psf ppr. This development is a joint venture between MCC Land, Malaysian developer Ekovest, and Singapore-listed The Place Holdings.
Located in the bustling town of Tampines, Rivelle Tampines boasts an exceptional level of connectivity that caters to the needs of families, professionals, and investors. This unparalleled convenience not only makes it a desirable place to call home, but also a highly sought-after property for long-term value appreciation.
The GLS site at Bedok Rise is located next to Grandeur Park Residences and is the last available plot of land facing the Tanah Merah MRT Station. The station is set to be an interchange for the East-West and Thomson-East Coast lines in the 2030s.
Connectivity is expected to improve further in the area when the Tanah Merah MRT station becomes an interchange for the East-West and Thomson-East Coast lines. This development is projected to be completed by the mid-2030s, making it a highly desirable location for both investors and owner-occupiers.
Wong Siew Ying, head of research and content at PropNex, believes that the improved connectivity in the area will be a big plus for the Bedok Rise plot. This, combined with the potential for future growth, will make it a highly sought after investment opportunity.
The Bayshore precinct, which is in the same planning area and District 16 as Bedok Rise, has already attracted significant interest. In March 2021, the first GLS site in the Bayshore precinct was awarded to SingHaiyi Group for $1,388 psf ppr. This site received eight bids, with experts citing first-mover advantage as the reason for the high level of competition.
However, the supply dynamics in the area remain tight, with unsold inventory in the OCR at just 2,000 units. Recent launches, such as Springleaf Residence, which is 94% sold in just one month, have contributed to this trend, notes Huttons’ Yip.
Analysts are expecting stiff competition for the Bedok Rise site, with estimates for the number of bidders and the top bid amount as follows:
Huttons Asia expects up to five bidders, with a top bid in the range of $1,100 to $1,200 psf ppr;
OrangeTee foresees four to seven bidders, with a top bid in the range of $1,200 to $1,300 psf ppr;
PropNex expects five to seven bidders, with the top bid predicted to be around $1,200 to $1,300 psf ppr.
District 16’s non-landed private home prices have increased by 45.3% from $1,126 psf in 2020 to $1,636 psf in the first eight months of 2025. This supports the site’s growth appeal, making it an attractive investment opportunity for buyers looking for long-term returns.
The Bedok Rise parcel is part of the 2H2025 GLS Confirmed List, which will supply 4,725 residential units. The tender for this site will close on Nov 27.
In addition to the Bedok Rise parcel, URA also launched a Cross Street site under the Reserve List on Sept 18. This site is intended for long-stay serviced apartments (SA2) and can accommodate a 30-storey commercial building with up to 315 residential units for lease and 500 sq m (5,382 sq ft) of first-floor commercial space.