Bedok Rise · 99 Years · Expected TOP TBC
Facts last checked:
Primary source: URA tender award — Bedok Rise
Data status: Confirmed — stated in the cited official source or current published project record. Indicative — current project information that may change before launch or sale. Estimate — Sean See analysis or projection, not an official developer commitment.
Bedok Rise master buyer analysis
Bedok Rise Condo is an upcoming 99-year private residential project beside the Tanah Merah MRT area in District 16. URA awarded the 20,293.6 sqm site to Bellis Residential Pte. Ltd. for S$464.8 million in December 2025. The site can yield about 380 homes. The official launch price, floor plans, unit mix and launch date are not yet released, so buyers should treat any current price discussion as indicative rather than confirmed.
Confirmed source: URA tender award, 2 Dec 2025.
Bellis Residential won the site at S$464.8 million, equivalent to about S$1,330 psf per plot ratio. URA's tender results show 10 bids, with the top two bids only S$2 million apart. That narrow gap indicates more than one developer was prepared to price the land at a similar level.
Confirmed source: URA tender closing and bid schedule.
The land rate is not the developer's breakeven and should not be compared directly with the eventual selling psf as if the difference were profit. A full development cost also includes construction, professional and statutory costs, financing, marketing, contingencies and the relationship between gross floor area and saleable unit area.
Until the developer releases an official price list, a more responsible way to analyse Bedok Rise is to use price scenarios and then compare each scenario against nearby new and resale evidence.
Data status: these are analytical scenarios, not a developer price forecast. ERA Research has separately noted that the land cost could support an eventual average launch price of at least S$2,500 psf; buyers should wait for the actual price list before deciding.
Market-analysis reference: ERA Bedok Rise GLS site analysis.
Sceneca Residence is the closest newer-project benchmark because of its Tanah Merah MRT positioning. For resale comparison, buyers should also examine Grandeur Park Residences and The Glades. The comparison should use recent URA caveats, matched unit sizes and floor bands rather than asking prices alone.
When Bedok Rise pricing is released, this section should be updated with the latest matched transactions and the percentage premium or discount to each comparable.
The site's strongest locational feature is its proximity to Tanah Merah MRT on the East-West Line. This gives direct rail access toward the CBD and eastern employment areas. LTA's long-term network plans also include the Thomson-East Coast Line extension to Changi Airport, with the current airport branch becoming part of that future connection.
Nearby daily-use options include the Tanah Merah/Bedok corridor and the established Bedok town-centre amenities one MRT stop away.
Transport source: LTA Land Transport Master Plan 2040.
5-year District 16 resale context: EdgeProp's URA-based series for non-EC resale condominiums shows average transacted prices rising from about S$1,177.96 psf in Q3 2021 to S$1,467.12 psf in Q3 2026, an increase of roughly 24.5%. The series reached about S$1,550.72 psf in Q2 2026 before easing in the latest quarter.
10-year Bedok planning-area context: ERA Research, citing URA Realis, reports the median resale price for 99-year leasehold non-landed homes in Bedok rising from S$890 psf in 2016 to S$1,473 psf for Jan-Aug 2026. That is about 65.5% over the period, or roughly 5.2% annualised. New-sale medians are more volatile because the mix of launches changes from year to year, so they should not be used as a simple forecast for Bedok Rise.
How to use this: historical district or planning-area growth is context, not a prediction. The eventual Bedok Rise entry price, unit efficiency and premium over nearby resale remain more important for an individual buyer.
Market-data references: EdgeProp D16 5-year resale series · ERA / URA Realis Bedok 10-year context.
For families, the useful question is not simply whether schools exist in District 16 but whether the exact home qualifies for the relevant distance band when registration takes place. Nearby secondary-school options include Bedok View Secondary School, Bedok South Secondary School and Anglican High School. Primary-school distance should be checked against the official address and OneMap/MOE distance rules once the project's final block addresses are available; this page does not assume a 1km priority-school claim in advance.
For daily needs, the Tanah Merah area has neighbourhood supermarkets and convenience retail, while larger shopping, dining, healthcare and community facilities are available around Bedok Town Centre. Public listings currently place Bedok View Secondary at roughly 500m from the site and show grocery options within roughly 500m, but buyers should verify walking routes rather than relying only on straight-line distance.
Amenity reference: 99.co Bedok Rise location and nearby-amenity data. School admission distance should be verified with official MOE/OneMap tools when applicable.
It may suit buyers who value MRT convenience, an established eastern location and a new project, provided the eventual total price fits their budget and the chosen unit has an efficient layout.
Compare alternatives first if your priority is a lower entry price, immediate occupation or proven resale value. In that case, compare the exact Bedok Rise unit against Sceneca Residence, Grandeur Park Residences and The Glades before deciding.
Floor-plan / stack analysis: TBC until official plans are released. This page will not invent stack, facing or layout conclusions before the approved material is available.
Use this project page to review Bedok Rise Condo price, floor plan, launch date, showflat, location, developer information and key buyer checks. Project details, availability and sales information can change, so verify the latest documents before making a purchase decision.
Current pricing should be checked against the latest available sales information before shortlisting a unit. Compare the exact unit's total price, price per square foot, floor, facing, usable internal area and availability rather than relying only on a headline starting price.
Review the exact floor plan for every shortlisted unit. Check entrance privacy, kitchen and service areas, balcony proportion, storage, bedroom furniture clearance, bathroom access, structural elements and circulation. Use the Singapore condo floor-plan guide to compare layouts consistently.
Understand the neighbourhood first, then judge the exact project entrance, transport routes, surrounding land use and the unit you are considering.
Bedok Rise Condo is recorded at Bedok Rise in D16 - Bedok / Upper East Coast. Compare the actual entrance, everyday transport, road exposure, nearby amenities, surrounding development and the exact unit rather than relying only on the district label.
Go deeper into transport, amenities, housing choices and buyer checks for the wider neighbourhood.
Read District 16 Bedok and Upper East Coast property guideThe current project record describes 380 units, 99 Years tenure, and a property type recorded as Residential Highrise. Expected TOP is TBC. Review the current site plan, block and stack positions, arrival routes, lifts, parking, shared facilities, maintenance estimates and construction or handover programme before deciding.
Bedok Rise Condo may suit buyers whose verified budget, timing, location needs and preferred layout match an available home. Compare the exact unit's total cost, position, tenure and practical daily use with nearby new-launch and resale alternatives rather than choosing from the project name or marketing story alone.
Use the same framework across every project so your comparison is based on budget, layout and total cost rather than marketing alone.
Estimate mortgage, cash, CPF and stamp-duty requirements before selecting a unit.
Calculate your affordabilityWork through the practical checks that should be completed before committing to a new-launch purchase.
Open the buyer checklistCompare layout efficiency, circulation, storage, balcony allocation and furniture clearance.
Read the floor-plan guideCompare completion timing, condition, renovation, facilities and total acquisition cost.
Compare new launch and resaleCommon buyer questions based on the current project information shown on this page.
Bedok Rise Condo is recorded at Bedok Rise in D16 - Bedok / Upper East Coast. Verify the actual entrance and regular routes before relying on a location label.
The page records 99 Years tenure and 380 units. Confirm the applicable title, lease commencement and current project documents.
Current pricing should be checked against the latest available sales information before shortlisting a unit. Request the latest available sales information and exact unit schedule before comparing costs.
Use the exact current floor plan for each shortlisted home and verify its area, dimensions, orientation, structural elements and qualifications before comparing layouts.
The page records expected TOP as TBC. Verify the latest construction, completion and handover information.
Verify current price and availability, exact floor plan, stack position, tenure, construction or completion status, financing and total acquisition cost.
It may suit buyers whose verified budget, timing, daily-location needs and preferred layout match the exact available home.
This section brings together the latest project status, land and pricing context, nearby comparisons, Sean’s review, buyer suitability and investment considerations. Figures described as estimated or indicative should be rechecked when official developer material is released.
As at 15 September 2026, the Bedok Rise GLS site has been awarded to Bellis Residential Pte. Ltd., linked to Allgreen Properties. The 99-year site is expected to yield about 380 homes beside Tanah Merah MRT. The final project name, approved unit mix, floor plans and official launch pricing are still pending developer release.
URA awarded the site for S$464.8 million, about S$1,330 psf ppr. That land rate is a useful cost anchor, but it is not a launch-price formula. Buyers should judge the eventual selling price against the actual unit size, stack, Tanah Merah MRT convenience and nearby completed or new-launch alternatives.
A formal breakeven cannot be known from the land bid alone because construction, financing, professional fees, saleable efficiency and specifications are not fully disclosed. A sensible buyer comparison is to measure the eventual premium against Sceneca Residence, Bagnall Haus and established Tanah Merah resale homes rather than rely on one speculative psf target.
Any pre-launch price estimate should be treated as indicative only. Official prices, sizes and availability must be checked against the developer’s current sales documents.
Compare Bedok Rise with Sceneca Residence for the closest MRT-and-retail benchmark and Bagnall Haus for another east-side new-launch reference. Also test the total quantum against larger resale homes around Tanah Merah and Bedok.
Sean’s early view: Bedok Rise has a strong own-stay foundation because MRT access and mature east-side amenities already exist today. The investment case can also work, but the entry price needs to leave room for future competition from the wider Bedok and Bayshore pipeline.
Best suited to east-side households, regular MRT commuters and families who value mature amenities over a greenfield transformation story. For own stay, prioritise the exact route to MRT, noise exposure, internal layout and total monthly holding cost.
The investment thesis is accessibility plus east-side employment. Focus on a liquid unit size, efficient layout and a stack that is easy to explain to the next tenant or buyer. Do not assume MRT proximity alone guarantees outperformance.
It may suit HDB upgraders from Bedok, Tampines and the east, couples planning a longer stay, and investors who prefer an operating MRT station. Buyers who are highly noise-sensitive or chasing the lowest entry quantum may prefer alternatives.
The site was awarded for S$464.8 million, about S$1,330 psf ppr. This is the land rate, not the eventual selling price.
Yes. The site is beside the Tanah Merah MRT precinct, but buyers should still test the exact route from the final project entrance and assess rail or road exposure by stack.
Compare total quantum, usable floor area, MRT exposure, tenure and likely resale competition with Sceneca Residence, Bagnall Haus and nearby resale homes.
Published research for this project is collected here. Scheduled guides appear automatically once they are live, so every link below leads to a published page.