Two GLS sites launched in September 2025: Bedok Rise and Cross Street

The Urban Redevelopment Authority (URA) has released two land parcels under the Government Land Sales (GLS) Programme for the second half of 2025. One is a residential site at Bedok Rise placed on the Confirmed List, while the other — a plot at Cross Street earmarked for long-stay serviced apartments — is on the Reserve List.

Check the full list of 2H2025 GLS Programme here!

Key details of the September GLS site launch

Bedok Rise: The last doorstep plot to Tanah Merah MRT

The star of this round is undoubtedly the Bedok Rise parcel, a site that can yield about 380 private homes. Sitting right next to Tanah Merah MRT, it represents the final GLS plot with true doorstep access to the East–West Line station.

Developers will see strong locational advantages here. Residents will likely enjoy sheltered access to the Seneca Square mall just across the road, thanks to the existing MRT underpass. The site is also one stop away from Bedok town centre, which houses the integrated transport hub and a wide spread of retail, dining, and community amenities.

Education is another pull factor. Families will find a cluster of schools nearby, including Bedok Green Primary, St. Anthony’s Canossian Primary, and Temasek Primary, as well as several secondary schools and tertiary institutions like ITE College East and the Singapore University of Technology and Design.

This combination of transport, retail, and schools makes Bedok Rise a natural magnet for families and upgraders. The site’s connectivity boost from the upcoming Thomson–East Coast Line (TEL) interchange will only strengthen its appeal to both homebuyers and investors.

A connectivity boost with Changi on the horizon

The TEL extension will transform Tanah Merah into a dual-line interchange by the mid-2030s, linking the East–West Line to new destinations like Expo, Changi Airport, and eventually the upcoming Changi Terminal 5. Terminal 5 itself will also connect to the future Cross Island Line, making Tanah Merah a critical gateway.

For developers, this means that the Bedok Rise project won’t just cater to current commuter demand — it will be riding on Singapore’s long-term infrastructure push. With Changi East slated for redevelopment and the airport expanding to handle future traffic, the site could attract buyers who see upside in the area’s evolving connectivity and growth.

How the market is likely to respond

The last GLS tender in the vicinity was the Tanah Merah Kechil Link plot, which birthed Sceneca Residence and Sceneca Square. Back in November 2020, that site drew 15 bids and was awarded at S$930 psf ppr. Sceneca Residence launched in January 2023 with strong sales momentum, moving 60% of its 268 units in the launch weekend. As of September 2025, it is nearly fully sold at an average price of around S$2,100 psf.

Given this backdrop, analysts expect healthy but more measured competition for Bedok Rise. Huttons Asia projects four to five bidders with top bids between S$1,100 and S$1,200 psf ppr. OrangeTee foresees up to seven bidders, with a slightly higher top range of S$1,200 to S$1,300 psf ppr. PropNex echoes this outlook, expecting five to seven bidders with similar pricing.

For comparison, SingHaiyi Group won the first GLS site in the upcoming Bayshore precinct in March 2025 at S$1,388 psf ppr. That site drew eight bidders due to its first-mover advantage in a new waterfront district. Bedok Rise may not reach the same levels of intensity, but tight OCR supply could keep competition keen.

Currently, unsold inventory in the OCR is hovering at around 2,000 units — a relatively low figure after strong take-up at launches like Springleaf Residence, which was 94% sold within a month. Developers eyeing Bedok Rise will see the project as well-timed to meet pent-up demand.

The tender for Bedok Rise will close on November 27, giving developers about two months to weigh their strategies.

Cross Street: A new attempt at long-stay serviced apartments

Alongside Bedok Rise, URA has also released a site at Cross Street on the Reserve List. This parcel, located in the CBD near Telok Ayer MRT, is designated for Long-Stay Serviced Apartments (SA2), a category introduced to meet rental housing demand.

If triggered for sale, the site could house a 30-storey development with up to 315 serviced units and some commercial space on the first floor. Unlike the Bedok plot, however, the Cross Street site will only proceed if a developer makes an acceptable minimum bid.

Long-stay serviced apartments are still relatively untested in Singapore. The first awarded GLS site in this category was Zion Road in April 2024, which City Developments Limited and Mitsui Fudosan secured for S$1.1 billion, or S$1,202 psf ppr. That project, Zyon Grand, is set to launch in late 2025 with more than 1,100 homes, including 435 serviced apartments.

Check the full list of New Launches in 2025 here!

But not all tenders have found success. An Upper Thomson site saw no bids in June 2025, while a Media Circle site received just one lowball bid that URA rejected. Given this mixed track record, market watchers suggest the Cross Street site may not be triggered soon.

What this means for the market

If Bedok Rise meets expectations, it will reinforce District 16’s track record as a steady performer. Non-landed private home prices in the district have already risen 45.3% from 2020 to 2025, moving from S$1,126 psf to S$1,636 psf. That trajectory, combined with new MRT connections and Changi’s expansion, suggests strong fundamentals for future projects in the area. For homebuyers, the Bedok Rise project will be one to watch. It offers MRT convenience, school proximity, and a share in the east’s future growth story.

Cross Street’s outcome, on the other hand, will be more uncertain. Still, if the Zion Road launch later this year proves successful, it could encourage more developers to step into the SA2 market — perhaps even triggering this downtown site.

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