Strong response for Bedok Rise GLS plot: 10 bids submitted, highest at S$1,330 psf ppr

The Bedok Rise Government Land Sales (GLS) site has closed with a far stronger response than expected, drawing 10 bids when the tender ended on 27 November 2025. This makes it the most contested GLS residential site to close this year. The highest offer, submitted by Bellis Residential Pte. Ltd., came in at S$464.8 million, translating to a land rate of S$1,330 psf ppr.

Bedok Rise GLS tender result: Highest bid of S$464.8 million

What stands out from the tender outcome is how closely aligned the top three bids were. The winning bid by Bellis Residential came in at S$1,330 psf ppr, just S$6 psf ppr (0.45%) above the second-placed bid by Hoi Hup Realty at S$1,324 psf ppr. Even the third-placed consortium at S$1,291 psf ppr was only S$39 psf ppr (2.93%) below the top offer.

This narrow spread suggests strong consensus among leading developers on the site’s underlying value. Rather than a single aggressive outlier, the top bids point to a shared view that Bedok Rise deserves a premium due to its MRT adjacency, established surroundings, and long-term connectivity upside.

Looking at the full range of submissions, the bids also fall neatly within earlier analyst forecasts. Prior estimates placed the likely range between S$1,100 and S$1,300 psf ppr. The lowest bid of S$1,121 psf ppr sits near the lower end of that band, while the highest bid of S$1,330 psf ppr only slightly exceeded the upper estimates.

The last GLS plot in the vicinity was from 2020

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 now, the project is fully sold at an average price of around S$2,100 psf.

The land rate achieved for the Bedok Rise plot comes close to the Bayshore GLS site, which was awarded in March 2025 at S$1,388 psf ppr. While Bayshore attracted eight bidders on the back of its first-mover advantage within a new waterfront precinct, Bedok Rise drew an even stronger response with 10 bidders, largely driven by its immediate MRT connectivity and established surroundings. This outcome exceeded earlier market expectations of four to seven bidders.

Strong attributes behind the robust developers’ response

Launched for tender in September 2025, the development could yield around 380 residential units. This positions it as a mid-sized project, offering meaningful supply without drastically changing the character of the neighbourhood. The surrounding mix of housing also suggests the area has already matured, with amenities and infrastructure in place to support new residents.

Developers likely view Bedok Rise as a well-timed opportunity in a tightening OCR pipeline. Unsold inventory in the region currently sits at around 2,000 units, following robust take-up at recent launches such as Springleaf Residence, which achieved 94% sales within its first month. With limited new supply coming onstream in the near term, the project is positioned to capture pent-up upgrader and HDB upbuyer demand in the eastern corridor.

A rare doorstep site beside Tanah Merah MRT

The Bedok Rise parcel is the last available GLS site in the area, offering true doorstep access to the Tanah Merah MRT station on the East–West Line. This places future residents within immediate reach of the city, Changi Business Park, and the airport corridor.

A sheltered underground link connects the station to Seneca Square, a mixed-use cluster with dining and convenience retail. Just one stop away, Bedok Town Centre brings Bedok Mall, the transport hub, the public library, hawker centres, and a full range of daily amenities.

Strong family appeal supported by schools and institutions

Beyond transport and retail, the Bedok Rise GLS site stands out for its family-friendly location. Several established primary schools are within close reach, including Bedok Green Primary, St. Anthony’s Canossian Primary, and Temasek Primary. The wider precinct also includes multiple secondary schools and tertiary institutions such as ITE College East and Singapore University of Technology and Design (SUTD).

This combination strengthens the site’s appeal for owner-occupiers, particularly family upgraders from nearby HDB towns like Bedok, Tampines and Simei, who value both schooling options and commuting convenience.

Long-term connectivity tailwinds from the east

Looking ahead, Tanah Merah MRT is poised for a significant transformation. Under the future Thomson–East Coast Line (TEL) extension, the station will become a dual-line interchange by the mid-2030s. This will introduce direct rail links to Expo, Changi Airport, and eventually Terminal 5. Terminal 5 itself will connect with the upcoming Cross Island Line, reinforcing Tanah Merah’s role as a major eastern transport gateway.

The upcoming project at Bedok Rise benefits from this enhancement. By the time it hits the Temporary Occupation Period (TOP), the new infrastructure is likely to be up and running. It gives the project a strong appeal for buyers who take a longer investment view, especially those eyeing rental demand from airport and business park employees.

What homebuyers can expect from the future Bedok Rise condo

The upcoming Bedok Rise condo is set to introduce a new private housing option within an already established residential enclave. With the land rate coming in at S$1,330 psf ppr, market watchers expect the future project’s average selling price to likely hover around S$2,600 psf.

The site sits among landed homes at Limau Estate to the south, with Grandeur Park Residences to the west, and The Glades to the east. Instead of feeling isolated, the project will plug directly into an existing community made up of both low-rise landed houses and medium-density condos.

The design will follow URA’s height controls to balance density with surrounding building profiles. Most of the project can rise up to 12 storeys, given the site’s zoning. However, the section facing the landed houses along Bedok Rise falls within a special low-rise zone and is capped at five storeys. This creates a visual and physical transition between the high-rise and landed homes, reducing the impact on existing residents.

Lush landscaping to include a retained Heritage Tree

Greenery will play a strong role in the overall environment. The developer must include well-planted green buffer zones using mainly native trees and shrubs. This means residents can expect a more natural and layered landscape instead of just basic landscaping.

More importantly, a mature Ficus superba Heritage Tree on the site must be retained and woven into the design. Rather than removing it, the development will likely centre part of its landscape around this tree, giving the project a distinct and meaningful feature.

Sheltered walkway to Tanah Merah MRT station

Connectivity is another strong feature. Plans include pedestrian gates with sheltered walkways linking the development to Tanah Merah MRT station and nearby bus stops along New Upper Changi Road. There will also be a covered linkway, about 2.4 metres wide, connecting the site to The Glades. This covered route offers a more comfortable walking experience from Bedok Rise upcoming condo to the future Tanah Merah MRT Station Exit D, while benefiting nearby residents around Jalan Langgar Bedok as well.

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