Name: Upper Changi Road GLS
Brand: UOL & Capitaland
Price: 2200000 SGD
Availability: PreOrder

Question 1

Where is Upper Changi Road GLS located?

Accepted Answer

Upper Changi Road GLS is located in District 16 (Bedok / Upper East Coast) of Singapore.

Question 2

Is Upper Changi Road GLS leasehold or freehold?

Accepted Answer

Upper Changi Road GLS is a 99-year leasehold development. Under Singapore's leasehold system, the land reverts to the State at the end of the lease term.

Question 3

When does Upper Changi Road GLS TOP (Temporary Occupation Permit)?

Accepted Answer

Upper Changi Road GLS is an upcoming launch. The official TOP date will be confirmed closer to the project's public launch.

Question 4

Who is the developer of Upper Changi Road GLS?

Accepted Answer

Upper Changi Road GLS is developed by UOL & Capitaland, the appointed Singapore developer responsible for the project's design, construction, and sales.

Question 5

How many units are there at Upper Changi Road GLS?

Accepted Answer

Upper Changi Road GLS comprises 1,010 residential units across the development.

Question 6

What's the price range at Upper Changi Road GLS?

Accepted Answer

Indicative prices at Upper Changi Road GLS start from S$2.20M. Final prices are confirmed at booking and vary by unit type, floor, and view; contact us via the enquiry form for the latest unit-by-unit price list.

Question 7

What's the showflat location for Upper Changi Road GLS?

Accepted Answer

The showflat for Upper Changi Road GLS is reserved for registered viewers. Sign up via the enquiry form on this page and we'll send you the Google Maps location, viewing times, and direct contact for VIP showflat access. Walk-ins without an appointment are typically not permitted.

Question 8

Can I compare Upper Changi Road GLS with other Singapore developments?

Accepted Answer

Yes. Tap the Compare Property button on this page to place Upper Changi Road GLS side-by-side with up to three other developments. The comparison covers price, unit sizes, tenure, developer, and TOP.

Question 9

Are there developer discounts available at Upper Changi Road GLS?

Accepted Answer

Developer-issued discounts at Upper Changi Road GLS change with each phase of release. Speak with our licensed agent via the enquiry form on this page for the latest discount structure, early-bird pricing, and any stamp duty subsidies on offer.

Question 10

How do I register for a VIP viewing of Upper Changi Road GLS?

Accepted Answer

Submit your contact details via the registration form on this page and our agent will arrange a personalised VIP viewing of Upper Changi Road GLS. VIP viewings cover the showflat, available units, floor plans, and developer pricing not yet public.

Question 11

Do you have floor plans and project information for Upper Changi Road GLS?

Accepted Answer

Available floor plans, schematics, unit mix breakdowns, and the project factsheet for Upper Changi Road GLS are published on this page as soon as they're released by the developer. Sign up for project updates and you'll be notified the moment new materials go live.

Question 12

What's the down payment for Upper Changi Road GLS?

Accepted Answer

For Singapore citizens and PRs buying a private residential property like Upper Changi Road GLS, the standard minimum down payment under the 75% loan-to-value (LTV) limit is 25% of the purchase price. The first 5% is paid in cash at booking when the developer issues the Option to Purchase (OTP). The remaining 20% is payable when the OTP is exercised, sourced from cash and/or CPF Ordinary Account. Foreigners follow the same 25% down payment structure but cannot use CPF. Speak to our licensed agent for an individual TDSR calculation.

Question 13

What's the Additional Buyer's Stamp Duty (ABSD) on Upper Changi Road GLS?

Accepted Answer

ABSD on a private residential purchase in Singapore including Upper Changi Road GLS is 0% for a Singapore citizen's first property, 20% for a citizen's second, and 30% for a third or more. PRs pay 5% on their first property and 30% on their second. Foreigners pay 60% on any property. ABSD remission is available for couples where one spouse is a Singapore citizen, subject to conditions including selling existing properties within 6 months. Final rates are set by IRAS at the time of purchase.

Question 14

What's the Buyer's Stamp Duty (BSD) on Upper Changi Road GLS?

Accepted Answer

BSD on Upper Changi Road GLS is calculated on a tiered sliding scale set by IRAS: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, 4% on the next S$500,000, 5% on the next S$1.5M, and 6% on the amount above S$3M. BSD is payable to IRAS within 14 days of signing the purchase contract. Any Additional Buyer's Stamp Duty (ABSD) is on top of BSD, not instead of it.

Question 15

How does the booking and OTP process work at Upper Changi Road GLS?

Accepted Answer

To book a unit at Upper Changi Road GLS: (1) Register your interest via the enquiry form on this page. (2) Our agent sends the latest price list, floor plans, and unit availability. (3) Confirm your selection and submit the 5% Option Fee (cheque or PayNow). (4) The developer issues the Option to Purchase (OTP), with the Sale & Purchase Agreement typically delivered within 14 days. (5) Exercise the OTP within roughly 3 weeks of receiving the S&PA by paying the remaining 20% (balance of the 25% down payment) and signing the agreement. The full process from booking to S&PA signing usually takes 3 to 6 weeks.

Question 16

What are the typical maintenance fees at Upper Changi Road GLS?

Accepted Answer

Monthly maintenance fees at Upper Changi Road GLS are payable to the Management Corporation Strata Title (MCST) once the development is completed. Across Singapore, mass-market new launches typically fall between S$300 and S$800 per month for a 3-bedroom unit, while developments with extensive facilities run higher. What you pay depends on your unit's share value, the size of the development and how much there is to maintain, so a small project with a full facilities deck often costs more per household than a large one. The first year's contribution is usually paid in advance at completion. We will send the exact MCST budget for Upper Changi Road GLS once the developer publishes it.

Question 17

Can I use CPF and a bank loan to buy Upper Changi Road GLS?

Accepted Answer

Yes. For Upper Changi Road GLS, eligible Singapore citizens and PRs can fund the purchase with a combination of cash, CPF Ordinary Account (OA) funds, and a bank loan, subject to the Total Debt Servicing Ratio (TDSR) cap of 55% of gross monthly income. The standard split is 5% cash + 20% CPF or cash for the down payment, with the remaining 75% via a bank loan. MAS allows a maximum private-property loan tenure of 35 years, but tenures over 30 years (or that extend past age 65) face reduced LTV limits. Foreigners cannot use CPF and must rely on cash plus a bank loan.

Question 18

How is buying Upper Changi Road GLS different from buying a resale condo?

Accepted Answer

Buying Upper Changi Road GLS as a new launch differs from a resale condo purchase in three main ways. First, payment is progressive: instead of paying the full price upfront, payments are staged (5%, 20%, then construction-milestone instalments). Second, new launches ship with the developer's full fittings, warranty, and current building specifications. Third, while Buyer's Stamp Duty and ABSD apply identically to both, new launches give early-bird buyers access to preferred units, floors, and views at the official launch price. Resale condos move faster (immediate possession) but lack the construction-period payment flexibility.

Detail	Information
Project	Upper Changi Road GLS (Bedok MRT)
Developer	UOL Group and Capitaland
Tenure	99 year leasehold
District	District 16 (Bedok/Upper East Coast)
Location	2 Bedok S Rd, Singapore 469268
Project Description	Residential (Non Landed) Comprises of low-rise zone fronting Opera Estate Maximum height for low rise: 5 Storeys Rest of Land: Maximum height up to 64meters Estimate to have 15storey to 21 storeys Project Features 1) Sheltered Covered Walkway to be built. 2) 2 Side Gates on Upper Changi road and Bedok South Road. 3) Vehicular Access on Upper Changi Road and Bedok South Road. 4) Facilities that can create nuisance has to be considered shall be sensitively sited away from opera estate. 5) PCN shall be built with cycling and footpaths. 6) Can be PPVC Construction method.
Units	About 1010 units (estimate) More details to be released later
Site area	About 331,195 sqft
Collective sale price	$ 1,425,388,000
Land rate	About $1,537 psf per plot ratio with estimate GFA 927,354 sqft
Indicative price	Estimate Break Even Cost: $2868 PSF AI Estimate Launch: $ 3,188 PSF
Nearest MRT	Bedok MRT (East-West Line)
Preview	Guided for 3rd Quarter of 2027, around November 2027

	Upper Changi Road GLSYou are viewing
Stage	Pre-launch
District	D16
Distance	This project
Tenure	99-year leasehold
Expected TOP	Not listed
Total units	1,010
Units available	Not released
From	S$2.2M
PSF from	Not listed
1 Bedroom from	Not listed
2 Bedroom from	Not listed
3 Bedroom from	Not listed
4 Bedroom from	Not listed

Detail	Information
Project	Upper Changi Road GLS (Bedok MRT)
Developer	UOL Group and Capitaland
Tenure	99 year leasehold
District	District 16 (Bedok/Upper East Coast)
Location	2 Bedok S Rd, Singapore 469268
Project Description	Residential (Non Landed) Comprises of low-rise zone fronting Opera Estate Maximum height for low rise: 5 Storeys Rest of Land: Maximum height up to 64meters Estimate to have 15storey to 21 storeys Project Features 1) Sheltered Covered Walkway to be built. 2) 2 Side Gates on Upper Changi road and Bedok South Road. 3) Vehicular Access on Upper Changi Road and Bedok South Road. 4) Facilities that can create nuisance has to be considered shall be sensitively sited away from opera estate. 5) PCN shall be built with cycling and footpaths. 6) Can be PPVC Construction method.
Units	About 1010 units (estimate) More details to be released later
Site area	About 331,195 sqft
Collective sale price	$ 1,425,388,000
Land rate	About $1,537 psf per plot ratio with estimate GFA 927,354 sqft
Indicative price	Estimate Break Even Cost: $2868 PSF AI Estimate Launch: $ 3,188 PSF
Nearest MRT	Bedok MRT (East-West Line)
Preview	Guided for 3rd Quarter of 2027, around November 2027

	Upper Changi Road GLSYou are viewing
Stage	Pre-launch
District	D16
Distance	This project
Tenure	99-year leasehold
Expected TOP	Not listed
Total units	1,010
Units available	Not released
From	S$2.2M
PSF from	Not listed
1 Bedroom from	Not listed
2 Bedroom from	Not listed
3 Bedroom from	Not listed
4 Bedroom from	Not listed

Key facts

Prices

Where it sits

Schools in the area

Primary Schools

Secondary Schools

Junior Colleges / Integrated Programme

About the project

Upper Changi Road GLS (Bedok MRT)

Upper Changi Road (Bedok MRT) key facts

Nearby launches

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Compare with nearby launches

Compare the units in detail

Book a showflat visit

Questions about Upper Changi Road GLS

Your agent

Winnie Lim Hui Nee