Our take: The Bedok Rise site is a 99-year plot for about 380 homes next to Tanah Merah MRT, won by Allgreen's Bellis Residential at S$1,330 psf ppr after 10 bids. Analysts expected roughly S$2,500–2,700 psf (Nov 2025). It suits own-stay buyers who want a low-rise condo by the station. Prices, the official name and launch date are not announced.
Updated 27 September 2026. Allgreen has not released prices, a project name or launch dates. "Bedok Rise Residences" is a working name used by agent websites, not a name confirmed by the developer. We will add the price list and our analysis here when the preview opens.
Bedok Rise at a glance
| Developer | Bellis Residential Pte. Ltd. (URA awardee), identified by EdgeProp, ERA and SRI as Allgreen Properties' vehicle; Allgreen is part of the Kuok Group |
| Project name | Not announced. "Bedok Rise Residences" is used by agent sites only |
| Location | Bedok Rise, along New Upper Changi Road, District 16 (Bedok planning area) |
| Land source | URA government land sale, Confirmed List of the 2H2025 programme |
| Tenure | 99-year leasehold (start date not yet published) |
| Site area | 20,293.6 sq m (about 218,438 sq ft) |
| Maximum gross floor area | 32,470 sq m (about 349,500 sq ft) |
| Height limit | Maximum 12 storeys, with a low-rise zone capped at 5 storeys |
| Units | About 380 (URA's estimate; the developer has not published a count) |
| Land price | S$464.8M, or S$1,330 psf ppr |
| Nearest MRT | Tanah Merah (EW4), East-West Line; described by Huttons' Mark Yip, quoted by EdgeProp, as the last land parcel with "doorstep access" to the station |
| Launch | Not officially announced |
| Prices | Not yet released |
| Expected TOP | Not published |
Sources: URA tender launch and Annex A (site area, gross floor area, height, units, tenure), URA tender award (awardee, price, dates), ERA (district and planning area), EdgeProp (MRT). Agent sites quote other launch dates, unit mixes and TOP years; none of these has come from Allgreen, so we leave them out.
How much will Bedok Rise Residences cost?
No prices have been released. Until Allgreen publishes a price list, the best guides are the land cost, two named analyst views and nearby results.
Land cost. Allgreen's Bellis Residential paid S$464.8M, or S$14,314.75 per sq m of gross floor area (URA). That converts to S$1,330 psf ppr (S$14,314.75 ÷ 10.7639; our calculation, which matches EdgeProp and ERA).
Analyst views. Both were given when the tender closed:
| Analyst | Expected launch price | Date |
|---|---|---|
| Marcus Chu, CEO, ERA Singapore | "an average price of at least $2,500 psf" | 27 Nov 2025 |
| Mohan Sandrasegeran, head of research, SRI (quoted by EdgeProp) | S$2,600–2,700 psf | 27 Nov 2025 |
These are analyst estimates made ten months ago, not developer prices.
On those figures, land alone would be about 49% to 53% of the selling price (S$1,330 ÷ S$2,700 and S$1,330 ÷ S$2,500; our calculation). That excludes stamp duty, construction, financing and marketing, which Allgreen has not disclosed, so we do not estimate a break-even price.
What that could mean in dollars. The table below only shows the arithmetic. It is not a price list, and the unit sizes are round examples, not published layouts.
| Illustrative unit size | At S$2,500 psf (ERA's floor) | At S$2,700 psf (top of SRI's range) |
|---|---|---|
| 700 sq ft | about S$1.75M | about S$1.89M |
| 1,000 sq ft | about S$2.50M | about S$2.70M |
| 1,300 sq ft | about S$3.25M | about S$3.51M |
Illustration only: size × psf. Actual prices depend on the developer's price list, floor and stack.
How competitive was the Bedok Rise land tender?
The tender drew 10 bids. Huttons Asia CEO Mark Yip told EdgeProp it was the highest bidder count for a land sale site since Slim Barracks Rise in September 2021.
| Rank | Bidder | Bid (psf ppr) |
|---|---|---|
| 1 | Bellis Residential (Allgreen) | S$1,330 (S$464.8M) |
| 2 | Hoi Hup Realty | S$1,324 (S$462.8M) |
| 3 | ABR Holdings, LWH Holdings, Macly Group and Roxy-Pacific Holdings | S$1,291 |
| 4 | Hong Leong Holdings, Hong Realty and TID | S$1,270 |
| 5 | Wing Tai Holdings | S$1,265 |
Sources: EdgeProp, 27 November 2025, ERA. The other five bids were not named in the reports we could access.
The top two bids were only 0.4% apart, and SRI put the gap between the highest and lowest bid at 18.6%. Before the tender, analysts polled by EdgeProp expected top bids of S$1,100–1,300 psf ppr; the winning bid came in just above that range.
How does Bedok Rise compare with Sceneca Residence and Vela Bay?
Sceneca Residence is the closest comparison: another government land sale condo across the road, with a direct link to Tanah Merah MRT. Vela Bay is the most recent District 16 launch.
| Bedok Rise site (Allgreen) | Sceneca Residence | Vela Bay | |
|---|---|---|---|
| Location | Bedok Rise, next to Tanah Merah MRT | Tanah Merah Kechil Link, across the road; direct link to Tanah Merah MRT | Bayshore, opposite Bayshore MRT (TEL) |
| Developer | Allgreen (Bellis Residential) | MCC Singapore, Ekovest Developments and The Place Holdings | SingHaiyi and Chuan Capital |
| Units | About 380 (URA estimate) | 268 | 515 |
| Land rate | S$1,330 psf ppr (Dec 2025) | S$930 psf ppr (Nov 2020) | S$1,388 psf ppr (Bayshore Road, Mar 2025) |
| Launch | Not announced | 14 Jan 2023 | 25 Apr 2026 |
| Launch result | n/a | 160 units (60%) on day one at an average S$2,072 psf; later fully sold | 371 units (72%) on launch day at an average S$2,886 psf |
| Price now | Not released | About S$2,341 psf in resales in 3Q2025 (ERA) | 74% sold, S$2,532–3,302 psf (EdgeProp, 1 Sep 2026) |
Sources: EdgeProp via Yahoo on Sceneca Residence, ERA (Sceneca land rate), ERA site analysis (resale), EdgeProp via Yahoo on Vela Bay, EdgeProp via Yahoo, 1 September 2026 (Vela Bay land rate and current sales, Sceneca status).
What the differences mean:
- Land cost. Allgreen paid about 43% more per ppr than Sceneca Residence's developers did in 2020 (S$1,330 against S$930; our calculation). Expect a higher launch price than Sceneca's S$2,072 psf average: ERA's S$2,500 floor is about 21% above it.
- Resale gap. Analysts' S$2,500–2,700 psf range is about 7% to 15% above Sceneca Residence's 3Q2025 resale level of S$2,341 psf (our calculation). Buyers comparing the two will weigh a newer lease against a completed, cheaper neighbour.
- Vela Bay sets a higher ceiling. Vela Bay's land cost only about 4% more per ppr than Bedok Rise's, but it averaged S$2,886 psf at launch. It is a seafront site on the Thomson-East Coast Line, so it is not a like-for-like comparison.
- Scale. At about 380 homes and no more than 12 storeys, the Bedok Rise project will be mid-sized and low-rise by current standards.
What else is coming near Tanah Merah and Bedok?
| Site or project | Location | Units | Key figure | Date | Source |
|---|---|---|---|---|---|
| New Upper Changi Road, land only | New Upper Changi Road, Bedok, within walking distance of Bedok MRT | About 1,010 | Awarded by URA at S$1,425.4M (S$1,537 psf ppr) to a UOL Group, CapitaLand Development and SingLand joint venture; 4 bids | Tender closed 1 Sep 2026; awarded 4 Sep 2026 | URA, EdgeProp via Yahoo, Stacked |
| Sky Eden@Bedok (Frasers Property) | Bedok | 158 | Launched September 2022; fully sold by 2024 at an average of about S$2,100 psf | 2022–2024 | EdgeProp via Yahoo |
The New Upper Changi Road land price is about 16% higher per ppr than Allgreen's (S$1,537 against S$1,330; our calculation). Analysts quoted by EdgeProp on 1 September 2026 expect that project to launch at S$2,850–3,200 psf: PropNex's Wong Siew Ying above S$2,900, Delasa's Karamjit Singh S$2,900–3,000, CBRE's Tricia Song S$2,850–2,950 and Knight Frank's Leonard Tay S$3,100–3,200. Those forecasts are for a different, larger site near Bedok MRT, not for Bedok Rise. They do show that later land in the area has cost more, which may support Allgreen's pricing.
Location: Tanah Merah MRT and the future Thomson-East Coast Line
- Tanah Merah MRT (EW4): on the East-West Line. Huttons' Mark Yip (quoted by EdgeProp) and ERA describe Bedok Rise as the last land sale site with direct access to the station. Neither URA nor Allgreen has published a walking time, so check the site plan when it is released.
- Future Thomson-East Coast Line interchange: LTA plans to extend the Thomson-East Coast Line from Sungei Bedok to a new Changi Airport Terminal 5 interchange and on to Tanah Merah, converting the East-West Line stretch between Tanah Merah and Changi Airport to TEL (LTA, 25 July 2025). LTA has not given an opening date for the extension; it says Terminal 5 is scheduled for completion in the mid-2030s, and ERA expects Tanah Merah to become the EWL–TEL interchange by the mid-2030s. LTA said Tanah Merah's modification works for the interchange would be completed by end-2025.
- Schools: SRI names Bedok Green Primary School and Bedok View Secondary School as nearby, and agent sites claim Temasek Primary School is within 1 km. We have not verified any distance. Primary 1 priority depends on the home-school distance measured by OneMap, so check it with the OneMap school query before relying on it.
Risks to weigh
- Nothing official yet. There is no project name, unit mix, price list, launch date or completion date from Allgreen. Agent sites quote launch dates ranging from November 2026 to the first quarter of 2027; treat all of them as unconfirmed.
- Land cost against the neighbours. At S$1,330 psf ppr, the land cost is about 43% above Sceneca Residence's. If the project launches at S$2,500 psf or more, it will be priced well above Sceneca's current resale level.
- Nearby supply. The New Upper Changi Road site (about 1,010 homes) and the Bayshore precinct are also coming to market, so buyers in the east will have alternatives.
- Rail upside is years away. LTA has not dated the Thomson-East Coast Line link at Tanah Merah; ERA expects it by the mid-2030s. It is a long-term factor rather than a reason to pay more today.
- Old analyst estimates. The price views above date from November 2025, before Vela Bay's launch and the New Upper Changi Road tender.
- Unofficial websites. Several agent sites use "Bedok Rise Residences" and similar names and invite "showflat" registrations. None is the developer's site. Allgreen's own site did not list the project on the date above.
Who might Bedok Rise suit?
- Own-stay families in Bedok and Tanah Merah who want a new condo next to an East-West Line station. Tanah Merah is also where the Changi Airport branch (Expo and Changi Airport stations) starts.
- Buyers who prefer low-rise developments. URA caps the site at 12 storeys, with part of it limited to 5.
- Buyers looking ahead to the Thomson-East Coast Line at Tanah Merah, which ERA expects by the mid-2030s.
- Less suited to buyers who want the lowest psf near Tanah Merah (Sceneca Residence resales averaged about S$2,341 psf in 3Q2025), buyers who need a firm completion date now, and short-term investors, given the other large sites nearby.
FAQ
When will Bedok Rise Residences launch?
Allgreen has not announced a launch date. Agent websites give dates from November 2026 to the first quarter of 2027, but none comes from the developer. We will update this page when preview dates are official.
What is the expected Bedok Rise Residences price?
Prices have not been released. When the land tender closed in November 2025, ERA's Marcus Chu expected an average of at least S$2,500 psf and SRI's Mohan Sandrasegeran S$2,600–2,700 psf. These are analyst estimates, not developer prices.
Who is the developer of Bedok Rise Residences?
URA awarded the site to Bellis Residential Pte. Ltd., which EdgeProp, ERA and SRI identify as Allgreen Properties, part of the Kuok Group.
Is Bedok Rise Residences freehold?
No. The land was sold by URA on a 99-year lease.
How far is Bedok Rise from Tanah Merah MRT?
The site sits next to Tanah Merah MRT (EW4). Huttons' Mark Yip, quoted by EdgeProp, called it the last land parcel with doorstep access to the station. No walking time has been published.
How many units will Bedok Rise Residences have?
URA estimated about 380 homes. The developer has not published a unit count or mix, and URA notes the final number may vary.
Sources
- URA, "URA launches tender for two sale sites at Bedok Rise and Cross Street", 18 September 2025, with Annex A: ura.gov.sg, Annex A (PDF)
- URA, tender award for the site at Bedok Rise, 2 December 2025: ura.gov.sg
- LTA, Thomson-East Coast Line extension and Cross Island Line to Changi Airport, 25 July 2025: lta.gov.sg
- EdgeProp (Ashley Lo), "Allgreen tops ten bids for Bedok Rise GLS site at $1,330 psf ppr", 27 November 2025: edgeprop.sg
- ERA Singapore (Marcus Chu), commentary on the closing of the Bedok Rise GLS site, 27 November 2025: era.com.sg
- ERA Singapore research, Bedok Rise GLS site analysis, 27 November 2025: era.com.sg
- SRI (Mohan Sandrasegeran), Bedok Rise GLS tender commentary, 27 November 2025: sri.sg
- EdgeProp via Yahoo, "URA launches Bedok Rise GLS site, last plot next to Tanah Merah MRT Station", 18 September 2025: sg.news.yahoo.com
- EdgeProp via Yahoo, "Sceneca Residence, first new launch of 2023, hits 60% sales on first day", January 2023: sg.finance.yahoo.com
- EdgeProp via Yahoo, "Vela Bay sells 72% on launch day at average price of $2,886 psf", 25 April 2026: sg.news.yahoo.com
- URA, tender award for the site at New Upper Changi Road, 4 September 2026: ura.gov.sg
- EdgeProp via Yahoo (Atiqah Mokhtar), "CapitaLand, UOL joint venture tops four bids for New Upper Changi Road GLS site at $1,537 psf ppr", 1 September 2026: sg.news.yahoo.com
- Stacked Homes (Sabrina Lee), New Upper Changi Road GLS site, 2 September 2026: stackedhomes.com
SG Properties is an independent research site. We are not the developer's official website, and we are not linked to Allgreen Properties or any sales agency. Bedok Rise prices had not been released on the date above: the psf figures on this page are land costs, analyst estimates, illustrations and other projects' results, not developer prices. Project details may change; check the official price list and sales documents once they are released, before committing. This page is not financial advice.
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