Pre-launch · Postal 467356
Bedok Green Primary School
Temasek Primary School
Yu Neng Primary School
Red Swastika School
St Anthony’s Canossian Primary School
Fengshan Primary School
Changkat Primary School
Opera Estate Primary School
Bedok View Secondary School (very close, within walking distance)
Bedok South Secondary School
Temasek Secondary School
Anglican High School
St Anthony’s Canossian Secondary School
Bedok Green Secondary School
Damai Secondary School
Changkat Changi Secondary School
Temasek Junior College (one of the main JCs near the area)
Singapore University of Technology and Design (SUTD) (very near via MRT / bus)
ITE College East
Temasek Polytechnic
Bedok Rise GLS is a 99-year residential site in District 16, next to Tanah Merah MRT on the East-West Line. The government sold it in December 2025. Bellis Residential Pte. Ltd., reported as an Allgreen Properties company in the Kuok group, paid S$464.8 million, about S$1,330 per square foot per plot ratio, and beat nine other bidders. Around 380 homes are planned, in a low-to-mid-rise form next to the Limau landed estate.
Not released yet: the project name, prices, unit mix, floor plans, launch date and TOP. Register on this page and we will send the price list and floor plans the day they are out.
Names such as "Bedok Rise Residences" that appear on other websites are not from the developer. We will use the official name once it is announced.
Ten bids came in for this site, and the top bid beat the second, from Hoi Hup, by only 0.4%. At about S$1,330 psf ppr, ERA notes that only the Bayshore Road and the two Chuan Grove sites bid higher among residential-only Outside Central Region sites in 2025. The Sceneca Residence site across the road went for about S$930 psf ppr five years earlier, so this land cost is roughly 43% higher.
Analysts writing after the award put the likely launch average at about S$2,300 to S$2,700 psf. That is a projection based on the land cost, not a price list, and the developer has not confirmed anything.
Buyers who want a new 99-year condo in the east that they can walk to an MRT station from, with Changi Airport and the Changi business area close by. It is a mid-sized, low-to-mid-rise project next to a landed estate. In practice that means own-stay buyers working around Changi Airport, Changi Business Park or the eastern towns, HDB upgraders in Bedok, Tampines and Simei who want to stay in the east, and families looking at the Bedok South schools.
The trade-offs to weigh
Sceneca is the nearest recent new launch, across the road at Tanah Merah Kechil Link.
The 43% gap in land cost is the main reason analysts project Bedok Rise above Sceneca's average. Once the price list is out, compare the same bedroom type on price per square foot, the walk to the station, which way the stacks face, the noise, the facilities and the developer's track record. Use the compare tool.
Grandeur Park Residences, west of the site, and The Glades, east of it, are older 99-year condos next to the same station. The gap between their resale prices and the Bedok Rise price list is what you would be paying for a new building and a fresh 99-year lease. Check current resale prices in URA's transaction data before you compare.
On Bedok Rise, next to Tanah Merah MRT (EW4) on the East-West Line, between Grandeur Park Residences and The Glades, with the Limau landed estate to the south. The airport branch of the line starts at Tanah Merah, so Changi Airport is two stops away. New Upper Changi Road runs past the site, with the East Coast Parkway and the Pan Island Expressway close by. Distances below are approximate and measured in a straight line.
Primary school distance decides Primary 1 priority, and the 1 km and 2 km bands are measured from the school to the development's boundary, so check the exact distance on OneMap once the site boundary is published. More on homes near Tanah Merah MRT, near Bedok MRT and in the District 16 guide.
The site was awarded to Bellis Residential Pte. Ltd. ERA and EdgeProp report it as a company of Allgreen Properties, part of the Kuok group, though URA's award does not state a parent company. When the launch approaches it is worth asking who the main contractor is and what warranty the developer offers.
Nothing has been released. The tender reportedly requires the developer to keep a mature Ficus superba Heritage Tree on the site, to build a sheltered walkway to the MRT station, and to hold the height to five storeys facing the landed homes and twelve elsewhere. Those are tender conditions rather than a confirmed design. Because of them, stack position and view are likely to matter more here than in a tower project. We will add the unit mix and each floor plan here, with a short note on the layout and size, as soon as they are out.
This is a private condominium, so there is no income ceiling and no Minimum Occupation Period. A bank loan covers up to 75% of the price, and your total monthly debt repayments are capped at 55% of gross income under the Total Debt Servicing Ratio. The usual schedule is a 5% booking fee when the developer issues the Option to Purchase, a further 15% within 8 weeks, then progressive payments as construction reaches each stage. Buyer's Stamp Duty applies to everyone, and Additional Buyer's Stamp Duty depends on your residency and how many residential properties you already own, at the rates IRAS sets. Foreigners can buy. If you are upgrading from an HDB flat, our guides to how upgraders handle ABSD and the ABSD rates are the place to start. Work out the monthly repayment in the mortgage calculator, or start from your income in the affordability calculator.
Detail | Information |
|---|---|
Project | Bedok Rise GLS |
Developer | Bellis Residential Pte. Ltd, AllGreen Properties |
Tenure | 99-year leasehold |
District | District 16 (Bedok / Upper East Coast) |
Location | Tanah Merah MRT |
Project Description | Maximum Height: 12 storey. Development facing Bedok rise existing landed (25M) -> Maximum 5 storeys. *Required to preserve a heritage tree near Grandeur park facing the Bedok rise Landed. |
Units | Est. 380 |
Site area | About 349,504 sqft |
Land sale price | $464,800,000 |
Land rate | About $1,387 psf per plot ratio (EdgeProp) |
Indicative price | Not yet released (official price list pending) |
Nearest MRT | Tanah Merah MRT |
Preview | Guided for second half of 2027, around June 2027 |
Pick up to three nearby launches to compare.
| Bedok Rise Tanah Merah MRT (GLS) You are viewing | |
|---|---|
| Stage | Pre-launch |
| District | D16 |
| Distance | This project |
| Tenure | 99-year leasehold |
| Expected TOP | Not listed |
| Total units | 380 |
| Units available | Not released |
| From | S$1.3M |
| PSF from | Not listed |
| 1 Bedroom from | Not listed |
| 2 Bedroom from | Not listed |
| 3 Bedroom from | Not listed |
| 4 Bedroom from | Not listed |
The full tool shows every bedroom type side by side: price and PSF ranges, sizes, units left and floor plans. Add any project in Singapore, not only the ones nearby.
Winnie takes you through this project and the launches you compared, on one visit.
CEA R061623D · Huttons Asia Pte. Ltd L3008899K
Winnie combines licensed property advice with a data-led view of pricing, unit selection and the buying process.
