The first large condo at Bedok town centre since 2011
New Upper Changi Road Residencesat Bedok Town Centre, District 16 Singapore
About 1,010 homes on the New Upper Changi Road GLS site, a five-minute walk from Bedok MRT. The top bid was a record $1,537 psf ppr on 1 September 2026.
Artist's impressions for illustration only. Official name, design, facilities and site plan not yet released.
Project overview
What is New Upper Changi Road Residences?
New Upper Changi Road Residences is the provisional name for the upcoming condominium on the New Upper Changi Road GLS site at Bedok South Road, District 16, about five minutes' walk from Bedok MRT. A UOL Group, CapitaLand Development and Singapore Land Group consortium placed the top bid of $1.425 billion ($1,537 psf ppr) on 1 September 2026 for about 1,010 homes. URA has not yet awarded the site.
Artist's impression, illustrative only. The developer has not published an official design.
Last updated:
New Upper Changi Road GLS key facts
Project name
New Upper Changi Road Residences (provisional). Also searched as New Upper Changi Residences
Location
New Upper Changi Road at Bedok South Road, Bedok (former Temasek Primary and Secondary school grounds)
District
District 16, Outside Central Region (OCR)
Top bidder
UOL Group, CapitaLand Development and Singapore Land Group
Award status
Top bid only. URA award pending (as at 18 September 2026)
Tenure
99-year leasehold from the award date
Site area
331,198 sq ft (30,769.0 sqm)
Plot ratio and GFA
2.8, maximum 86,154 sqm (927,362 sq ft)
Planned homes
About 1,010, residential only, no shops
Top bid
$1,425,388,000, or $1,537 psf ppr
Nearest MRT
Bedok EW5, about a five-minute walk
Expected launch
2H 2027 to 1H 2028 (estimate)
Expected TOP
2031 to 2032 (estimate)
Sources: URA tender closing release and Annex A, 1 September 2026; URA site release, 15 May 2026; ERA Research, 2 September 2026. Walking time as stated by CapitaLand and ERA. Launch and TOP years are estimates, not developer dates.
Latest news
Latest news on the New Upper Changi Road GLS
Every confirmed milestone for the site, from release to award and launch. Last updated: .
Who bid for the New Upper Changi Road GLS, and for how much?
A consortium of UOL Group, CapitaLand Development and Singapore Land Group, tendering as United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd., placed the top bid of $1,425,388,000, or $1,537 psf per plot ratio, when the tender closed on 1 September 2026. It was the highest of four bids and a record for pure residential land Outside Central Region. Source: URA, 1 September 2026.
$1,537
psf ppr, top bid
OCR record for a pure residential site
$1.425BTotal top bid for 331,198 sq ft of land and a maximum GFA of 927,362 sq ft
13.8%Margin over the second-highest bid of about $1.25 billion ($1,350 psf ppr), from City Developments and Hong Realty (ERA Research)
Watten House, Pinetree Hill, Meyer Blue, Skye at Holland, UpperHouse and ParkTown Residence were 79% to 100% sold as at 9 August 2026
Singapore Land Group
SGX-listed, UOL subsidiary
Partner with UOL and CapitaLand in ParkTown Residence, Skye at Holland and Thomson Reserve
CapitaLand Development
Part of CapitaLand
Developed Bedok Residences (583 units, completed 2015), integrated with Bedok MRT, Bedok Bus Interchange and Bedok Mall
Sources: URA tender closing release, 1 September 2026; ERA Research, 2 September 2026; EdgeProp, 1 September and 13 August 2026; UOL and CapitaLand press releases.
Released 15 May 20264 bids receivedAbout 1,010 homesAward expected by end Sep 2026
Timeline
New Upper Changi Road Residences timeline
Fifteen years separate Bedok town centre's last large condo launch and this one. Confirmed dates are marked; later milestones are estimates.
2011
Bedok Residences launches at about $1,300 psf
CapitaLand's 583 homes above Bedok Mall and the MRT station were the last large condo at the hub. They were completed in 2015.
Dec 2025
Bedok Rise GLS sold at $1,330 psf ppr
Ten bids for a 380-home site beside Tanah Merah MRT set the benchmark for the Bedok corridor.
15 May 2026
URA releases the New Upper Changi Road site
About 1,010 homes on the former Temasek Primary and Secondary school grounds, under the 1H 2026 Confirmed List.
20 Jul 2026
Bayshore Drive mixed-use site awarded at $1,323 psf ppr
A 1,280-home site built over Bedok South MRT, about 2 to 3 km to the south-east.
1 Sep 2026
Tender closes with four bids and a record top bid
UOL, CapitaLand and SingLand bid $1,537 psf ppr, 15.6% above the Bedok Rise land rate set nine months earlier.
Next expected
URA award decision
Expected by about the end of September 2026. The official name, site plan and unit mix follow later.
2H 2026, LTA target
Thomson-East Coast Line Stage 5 and Downtown Line extension
New stations at Bedok South, Sungei Bedok and Xilin. They serve the Bayshore side of Bedok rather than the town centre.
2027
Temasek Junior College returns to Bedok South Road
The college moves back to its rebuilt permanent campus, a separate site from this one.
2H 2027 to 1H 2028, estimate
Preview and launch window
The same partners are expected to launch Thomson Reserve, Hougang Central and Dorset Gardens first, so timing could move later.
2031 to 2032, estimate
Estimated TOP
The completion deadline in URA's Conditions of Tender has not been reviewed here; the developer has not published a date.
Mid-2030s, LTA
Thomson-East Coast Line reaches Tanah Merah and Changi Terminal 5
Tanah Merah, one stop from Bedok, becomes an interchange with a direct line to the new airport terminal.
Sources: URA (15 May and 1 September 2026), EdgeProp (1 September and 17 July 2026), LTA Thomson-East Coast Line and Downtown Line pages, ERA Research (2 September 2026). Estimated dates are not developer-confirmed.
The site today: the former Temasek school buildings, with the East-West Line viaduct along the front and Opera Estate's landed homes behind.
About the site
Why does the New Upper Changi Road site matter?
It is the first large private housing site at Bedok town centre since Bedok Residences launched in 2011, and developers just paid more per square foot for it than for any other pure residential site outside the city fringe.
The land sits on the south side of New Upper Changi Road where Bedok South Road meets it. For decades it held Temasek Primary and Temasek Secondary schools. Across the road are Bedok Mall, the bus interchange and Bedok MRT station, which together make up the town centre most Bedok families already use every week.
That is why the price stands out. Nine months before this tender, the Bedok Rise site sold for $1,330 psf ppr. This one drew $1,537, a jump of 15.6%, and the winning group bid 13.8% more than the next.
A 99-year lease, 1,010 homes and no shops
The site is a standard 99-year government lease, counted from the award date. URA's indicative yield is about 1,010 homes at a plot ratio of 2.8, and the parcel is residential only, so the retail sits across the road rather than below the blocks. ERA expects towers of 24 to 36 storeys. The developers have said they will offer two- to four-bedroom homes to keep the total price of each unit realistic.
Sources: URA, 15 May and 1 September 2026; ERA Research, 2 September 2026; EdgeProp, 1 September 2026, quoting UOL and CapitaLand.
Bedok Mall, part of the Bedok hub with the MRT station and bus interchange, across the road from the site.
Location and connectivity
How close is New Upper Changi Road Residences to Bedok MRT?
New Upper Changi Road Residences is about a five-minute walk from Bedok MRT (EW5) on the East-West Line, according to CapitaLand and ERA Research. Bedok Bus Interchange is at the same hub, across New Upper Changi Road.
From Bedok it is nine stops to Raffles Place, about 30 minutes, and three stops to Changi Airport with a change at Tanah Merah. The East-West Line has served Bedok for decades, so the commute works from the day keys are handed over. The newer Thomson-East Coast Line stations at Bedok South and Sungei Bedok sit roughly 2.2 to 3.0 km to the east. They help the wider district but are not a walk from this site, which is why they are listed separately below.
MRT stations near New Upper Changi Road Residences
Station
Line
Code
From the site
Status
Bedok
East-West
EW5
About a 5-minute walk
Open
Tanah Merah
East-West
EW4
One stop by train
Open. Thomson-East Coast Line interchange planned mid-2030s
Bedok South
Thomson-East Coast
TE30
Approx. 2.2 to 3.0 km, not walkable
Opening 2H 2026
Sungei Bedok
Thomson-East Coast, Downtown
TE31 / DT37
Approx. 2.2 to 3.0 km, not walkable
Opening 2H 2026
Walking time to Bedok MRT: CapitaLand statement and ERA Research, 2 September 2026, an estimate until block positions are released. Bedok South and Sungei Bedok distances are straight-line ranges calculated from published station coordinates, not routed. Station codes and status: LTA.
The site pin sits on the south side of New Upper Changi Road, west of Bedok South Road, with Bedok Mall and Bedok MRT across the road to the north-east. Illustrative map, not to scale.
What changes for Bedok by the mid-2030s?
The Thomson-East Coast Line is being extended from Sungei Bedok to Changi Airport Terminal 5 by way of Tanah Merah, with LTA targeting the mid-2030s. Tanah Merah is one stop from Bedok, so residents would gain a second line and a direct airport link with one change. That is a date on a plan, not a guarantee, and it lands at Tanah Merah rather than at Bedok.
The elevated East-West Line runs along New Upper Changi Road on the site's north side, the same proximity that keeps the station a five-minute walk away. Sound exposure will vary by stack, and block positions, once released, will show which ones face the viaduct directly.
Pan-Island ExpresswayA short drive north, towards the city and Changi.
East Coast ParkwayA short drive south, towards Marina Bay and the airport.
Tampines Regional CentreAbout 10 to 20 minutes by car.
Paya Lebar CentralAbout 10 to 20 minutes by car.
Downtown and Marina BayAbout 20 to 30 minutes by car.
Get the New Upper Changi Road Residences e-brochure on WhatsApp
Register once and the e-brochure is sent to your WhatsApp. You will also receive each official release as the developer makes it:
The URA award and the official project name
Site plan, block orientation and floor plans
The price list and unit mix
Preview dates and showflat appointment slots
The Bayshore masterplan south-east of Bedok town centre, with the Bayshore Drive GLS site at Bedok South MRT. Illustrative, not to scale.
Neighbourhood plans
What is being built around Bedok?
Bedok is a mature town, and there is no published plan to remake its town centre. The committed projects nearby are real but mostly land elsewhere: new rail stations to the east, a new housing precinct at Bayshore, and a returning junior college.
Committed projects near the New Upper Changi Road GLS
Project
Target
What it brings
Thomson-East Coast Line Stage 5 and Downtown Line extension
2H 2026
Bedok South, Sungei Bedok and Xilin stations, about 2 to 3 km east of the site
Temasek Junior College permanent campus
2027
The college returns to its rebuilt site on Bedok South Road
Bayshore precinct
Late 2020s onwards
About 10,000 new homes, including the 1,280-home Bayshore Drive site with a mall above Bedok South MRT
Thomson-East Coast Line to Changi Terminal 5
Mid-2030s
A new interchange at Tanah Merah, one stop from Bedok
Temasek Junior College on Bedok South Road, pictured before its rebuild. The college returns to this campus in 2027. It is a separate site from New Upper Changi Road Residences.
For a resale buyer in the mid-2030s, the draw of this address will still be the town centre itself, which already works: mall, food centres, polyclinic and interchange on foot. The new projects add convenience at the edges. They also add competition, because Bayshore's homes will be selling to many of the same eastern families.
Sources: LTA Thomson-East Coast Line and Downtown Line pages and joint release of 28 April 2026; ERA Research, 2 September 2026; EdgeProp, 17 July 2026.
Indicative pricing outlook based on land cost and market benchmarks. Illustrative image, not the developer's price list.
Price guide
How much will New Upper Changi Road Residences cost?
No price list has been released for New Upper Changi Road Residences. EdgeProp estimates the developer's all-in breakeven at about $2,730 psf, and analysts it quoted in September 2026 expect average launch prices of roughly $2,850 to $3,200 psf.
The breakeven figure is what makes a deep launch discount unlikely. At $2,730 psf before any margin, the project already starts above the 2026 resale medians of Sky Eden@Bedok and Sceneca Residence, and close to the $2,863 psf median at Vela Bay, which is still selling near Bayshore MRT. Buyers here would be paying for a fresh 99-year lease at the town centre, not for a bargain.
Estimated development cost for the New Upper Changi Road GLS
Cost item
$ million
$ psf GFA
Basis
Land (top bid)
1,425.4
1,537
Confirmed bid
Construction
506.3
546
Estimate
Land financing
224.5
242
Estimate
Professional, legal and taxes
231.8
250
Estimate
Marketing and other
143.3
155
Estimate
Estimated total (breakeven)
2,531.3
2,730
Estimate
Cost lines from EdgeProp LandLens. The psf column divides each line by the 927,362 sq ft maximum gross floor area and reconciles to EdgeProp's $2,730 breakeven. Only the land bid is confirmed.
Published analyst launch-price estimates
Analyst
Expected average psf
Above $2,730 breakeven
CBRE
$2,850 to $2,950
4% to 8%
Delasa
$2,900 to $3,000
6% to 10%
PropNex
Above $2,900
Above 6%
Knight Frank
$3,100 to $3,200
14% to 17%
Estimates as quoted by EdgeProp, 1 September 2026, and Mingtiandi (CBRE). The last column is our arithmetic: (estimate less $2,730) divided by $2,730. These are analyst views, not developer prices.
Bedok land prices, last two years
Site
Sold
Land psf ppr
New Upper Changi Road (1,010 homes)
Sep 2026, top bid
$1,537
Bayshore Road, now Vela Bay (515)
Mar 2025
$1,388
Bedok Rise (380)
Dec 2025
$1,330
Bayshore Drive, mixed-use (1,280)
Jul 2026
$1,323
URA bid annexes; EdgeProp (1 September 2026, 17 July 2026, 18 March 2025).
What nearby condos sell for in 2026
Project
Lease from
2026 median psf
Vela Bay (new sale)
2025
$2,863
Sky Eden@Bedok
2022
$2,404
Sceneca Residence
2021
$2,312
Bedok Residences
2011
$1,824
CBRE Research and URA Realis data to 31 August 2026, via EdgeProp. New-launch and older-resale psf are not measured identically; comparisons can overstate the gap by roughly 5% to 8%.
Mega-development check
Can Bedok absorb 1,010 new homes?
The whole Bedok planning area bought 391 new private homes from January to August 2026, and 98% of them were at one project, Vela Bay. This single site is 2.6 times that. The same partners have cleared a launch this size before, but scale changes what buying here means.
Large estates near Bedok: resale activity in 2026
Project
Units
Sold in 2026 to August
Median psf
The Glades
726
23
$1,731
Grandeur Park Residences
720
19
$2,030
Urban Vista
582
22
$1,623
Bedok Residences
583
9
$1,824
What the scale gives a buyer
ParkTown Residence, by the same three partners, sold 1,041 of its 1,193 homes on launch weekend in February 2025 at an average $2,360 psf, and was 93.5% sold by the end of that year. A large estate also means many transactions for price discovery, a fuller facilities deck and maintenance costs shared across about 1,010 owners. More than 9,500 Bedok and Tampines four- and five-room flats reach their Minimum Occupation Period between 2026 and 2029.
What the scale costs a buyer
At resale, you compete with your own neighbours. The large estates above traded roughly 2% to 3% of their units in eight months. At that pace, an owner here could face 30 to 50 listings a year from the same project, plus the Bayshore Drive homes launching around the same window. Pick a unit type and stack that will not look like everyone else's when it is time to sell.
Sources: ERA Research, 2 September 2026, using URA Realis; CBRE Research and URA Realis to 31 August 2026 via EdgeProp; UOL and CapitaLand release, 23 February 2025; Realion via EdgeProp for MOP figures.
The investment case for New Upper Changi Road Residences at a glance. Illustrative image.
Investment view
Is New Upper Changi Road Residences a good investment?
New Upper Changi Road Residences suits a buyer who wants to live at Bedok town centre and hold for eight years or more, drawn by the location and the developers' track record. Yield investors and short-term sellers will want to weigh the record entry price and the supply coming to the area over the next few years.
What Bedok's own launches show
Recent launches near Bedok and Tanah Merah have gained in value, but the gains are modest, and the older the lease, the slower the climb.
Launch price against 2026 price, Bedok and Tanah Merah
Project
Launched
Launch psf
2026 psf
Change
Bedok Residences (583 units)
2011
About $1,300
$1,757
+35%, about 2.2% a year
Sky Eden@Bedok (158)
Sep 2022
About $2,100
$2,404
+14.5%
Sceneca Residence (268)
Jan 2023
About $2,070
$2,312
+11.7%
Vela Bay (515)
Apr 2026
$2,886
$2,863
Still selling
EdgeProp, 1 September 2026, using CBRE Research and URA Realis data to 31 August 2026; ERA Research, 2 September 2026. Bedok Residences' 2026 figure is a 12-month average; the others are 2026 medians. Past performance does not indicate future results.
Where the case is strong
Bedok land keeps repricing: $1,330 psf ppr at Bedok Rise became $1,537 here nine months later. Local HDB equity is deep, with 44 Bedok flats sold for $1 million or more in January to July 2026, already more than the 39 in all of 2025 (ERA). No condo has launched within 1 km of the hub since 2011. The URA private price index is still rising, by 0.5% in the second quarter of 2026, at about half the 2024 pace (URA).
Where the case is weak
The entry price sits at the top of every local benchmark, set by a record land bid. Rental income is thin: at around $6 psf a month, in line with nearby Sceneca Residence and Bedok Residences, gross yield works out to roughly 2.3% to 2.5% at the analysts' expected prices, before property tax, maintenance and vacancy. Supply is heavy, with four Bedok-area GLS sites adding 3,185 private homes from 2025 to 2028 (The Straits Times). Seller's Stamp Duty applies for four years, and foreign buyers pay 60% Additional Buyer's Stamp Duty (IRAS), so the resale market will be largely local.
Comparison
New Upper Changi Road vs Bedok Rise vs Bayshore Drive
Buyers in Bedok will be able to choose between three new government land sites within about two years. Bedok Rise is smaller and likely cheaper per square foot, Bayshore Drive is built over a new MRT station with its own mall, and New Upper Changi Road Residences is the one at the existing town centre.
Three Bedok GLS sites side by side
New Upper Changi Road
Bedok Rise
Bayshore Drive
Homes
About 1,010
About 380
About 1,280
Land psf ppr
$1,537 (top bid)
$1,330
$1,323
Nearest MRT
Bedok EW5, about 5 minutes' walk
Tanah Merah EW4, adjacent
Bedok South TE30, integrated
Integrated with MRT or mall
No. Mall, MRT and interchange across the road
No
Yes. MRT, bus interchange and retail on site
Launch
2H 2027 to 1H 2028 (estimate)
Q1 2027 (estimate)
Late 2027 to 2028 (estimate)
Land prices from URA bid annexes and EdgeProp. Launch timings are estimates, not developer dates. Choose Bedok Rise for a smaller estate and a likely lower psf beside a station that gains a second line in the mid-2030s. Choose Bayshore Drive for a fully integrated address in a new precinct. Choose New Upper Changi Road Residences to live at the Bedok town centre you already know, on the East-West Line.
Showflat preview
The New Upper Changi Road Residences showflat is not open yet
No preview date has been set, and URA has not yet awarded the site. Register now and you will be told when the gallery opens, with priority access to appointment slots and the price list on release day.
Floor plans
New Upper Changi Road Residences floor plans
Official floor plans for New Upper Changi Road Residences have not been released, and neither has the unit mix. The developers have said they plan two- to four-bedroom formats. Register your interest below and we'll send the official plans and unit mix as soon as they're released.
Indicative layouts only. The plans below are reference layouts from another development, shown to illustrate typical 2- to 5-bedroom configurations. They are not the developer's plans for New Upper Changi Road. A 5-bedroom type has not been indicated for this site. Unit sizes, layouts and orientation will be confirmed when the official plans are published.
Indicative
2-Bedroom + Study
Sizes TBA at launch
Indicative
3-Bedroom
Sizes TBA at launch
Indicative
4-Bedroom
Sizes TBA at launch
Indicative
5-Bedroom
Not indicated for this site
Illustrative artist's impression. Facilities for this project have not been released.
Living here
Schools, food and amenities near New Upper Changi Road Residences
New Upper Changi Road Residences is a short walk from the whole Bedok town centre: Bedok Mall, two large hawker centres, a polyclinic and a sports centre are all within about a kilometre.
Many buyers here grew up in Bedok and want to stay near family. For them the draw is simple. The home changes, and the hawker centre, the interchange and the neighbours stay the same.
Shopping
Bedok Mall, about 0.36 km away, and Djitsun Mall Bedok, about 0.49 km, with the wider town centre shops around the interchange.
Food
Bedok Interchange Hawker Centre at Block 208B, about 0.48 km with 70 stalls, and the Bedok North Street 1 food centre at Block 216, about 0.86 km with 82 stalls.
Healthcare
Bedok Polyclinic, about 0.71 km, and St Andrew's Community Hospital, about 1.03 km.
Sport and community
Heartbeat@Bedok, with its ActiveSG sports centre and Kampong Chai Chee Community Club, about 0.72 km.
Parks
Bedok Town Park, 13 hectares, about 1.39 km, and East Coast Park Area E, about a five-minute drive.
Primary schools
Schools in the surrounding area include Opera Estate Primary, Fengshan Primary, St. Stephen's School, Bedok Green Primary, Yu Neng Primary and Red Swastika School. The development has no registered address yet, so its 1 km and 2 km registration bands must be checked on MOE SchoolFinder once one is allocated.
Distances are approximate straight-line figures from the site, not walking routes.
Things to check at the preview
The elevated East-West Line runs along New Upper Changi Road on the north side, and traffic runs along both the New Upper Changi Road and Bedok South Road frontages, so sound exposure will vary by stack, likely lower for blocks set back from the road or facing away from it. To the south is the low-rise Opera Estate landed enclave, which suggests an open outlook on that side; check it against the URA Master Plan. The former school buildings must be demolished before construction starts, which is temporary. ERA expects towers of 24 to 36 storeys, but block positions and views are not confirmed until the site plan is released.
FAQ
New Upper Changi Road Residences FAQ
Straight answers to the questions buyers ask most about the New Upper Changi Road GLS condo. Last updated: .
What is New Upper Changi Road Residences?
New Upper Changi Road Residences is the provisional name for the condominium planned on the New Upper Changi Road GLS site in Bedok, District 16. URA's tender allows about 1,010 homes on a 99-year lease, with no shops on site. The developer has not released an official project name, price list or floor plans.
Is New Upper Changi Residences the same project as New Upper Changi Road Residences?
Yes. New Upper Changi Residences, New Upper Changi Road Residences, the New Upper Changi Road condo and the New Upper Changi Road GLS all refer to the same 331,198 sq ft government land parcel at New Upper Changi Road and Bedok South Road. It is not Bedok Residences, the 583-unit condo above Bedok Mall completed in 2015.
Where is the New Upper Changi Road GLS site?
The New Upper Changi Road GLS site sits on the south side of New Upper Changi Road at its junction with Bedok South Road, on the former grounds of Temasek Primary and Temasek Secondary schools. It faces Bedok town centre across the road, with Bedok Mall, Bedok Interchange and Bedok MRT station a short walk away. It is in District 16, Outside Central Region.
Who is the developer of New Upper Changi Road Residences?
The top bid came from UOL Group, Singapore Land Group and CapitaLand Development, tendering through United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd. The same partners developed ParkTown Residence in Tampines, which sold 87% of its 1,193 units on launch weekend in February 2025. CapitaLand also built Bedok Residences at the Bedok hub.
How much was the top bid for the New Upper Changi Road GLS site?
The top bid was $1,425,388,000, or $1,537 psf per plot ratio, when the tender closed on 1 September 2026. It is a record for a pure residential site Outside Central Region and was 13.8% above the second-highest of four bids (URA, 1 September 2026). The earlier record was $1,388 psf ppr for Bayshore Road in March 2025.
Has the New Upper Changi Road GLS site been awarded?
Not yet, as at 18 September 2026. URA published the bids when the tender closed on 1 September 2026, but a top bid only becomes an award once URA accepts it, and URA has not announced an award. The decision is expected by about the end of September 2026. This page will be updated when URA announces it.
How much will New Upper Changi Road Residences cost per square foot?
No price list has been released for New Upper Changi Road Residences. EdgeProp estimates the developer's breakeven at about $2,730 psf. Analysts quoted by EdgeProp in September 2026 expect average launch prices of roughly $2,850 to $3,200 psf. For comparison, nearby Vela Bay has transacted at a median of $2,863 psf in 2026.
How many units will New Upper Changi Road Residences have?
URA's indicative yield for New Upper Changi Road Residences is about 1,010 homes on a 30,769 sqm site with a plot ratio of 2.8 and a maximum gross floor area of 86,154 sqm. The developers have said they plan two- to four-bedroom formats to keep prices realistic, but the exact unit mix and sizes have not been released.
What is the tenure of New Upper Changi Road Residences?
New Upper Changi Road Residences will be a 99-year leasehold condominium, with the lease running from the date URA awards the site. If completion comes around 2031 to 2032, as estimated, owners would collect their keys with roughly 93 to 94 years left on the lease. These completion years are estimates, not developer dates.
What is the nearest MRT station to New Upper Changi Road Residences?
Bedok MRT (EW5) on the East-West Line is the nearest station, about a five-minute walk according to CapitaLand and ERA Research, with Bedok Bus Interchange at the same hub. From Bedok it is nine stops to Raffles Place and three stops to Changi Airport, changing at Tanah Merah. Walking times are estimates until block positions are released.
When will New Upper Changi Road Residences launch, and when is TOP?
No launch date has been announced for New Upper Changi Road Residences. Launch is estimated for the second half of 2027 to the first half of 2028, after the same developers launch Thomson Reserve, Hougang Central and Dorset Gardens. Completion (TOP) is estimated for 2031 to 2032. Both are estimates, not developer dates.
Is New Upper Changi Road Residences a good investment?
New Upper Changi Road Residences suits buyers who want to live at Bedok town centre and hold for eight years or more. Its strengths are the MRT and mall on foot and developers with a record of selling large launches. Its weaknesses are a record land price, an expected launch above every nearby benchmark, gross rental yields likely under 3%, and 1,010 units to absorb.
How does New Upper Changi Road Residences compare with Bedok Rise and Bayshore Drive?
Bedok Rise is a smaller 380-unit site beside Tanah Merah MRT, bought at $1,330 psf ppr, so it may launch at a lower price. Bayshore Drive is a 1,280-unit mixed-use site built over Bedok South MRT with a mall. New Upper Changi Road Residences is the option at the existing Bedok town centre, on the East-West Line.
Which schools are near New Upper Changi Road Residences?
Primary schools in the surrounding Bedok and Opera Estate area include Opera Estate Primary, Fengshan Primary, St. Stephen's School, Bedok Green Primary, Yu Neng Primary and Red Swastika School. The development has no registered address yet, so its 1 km and 2 km bands for Primary 1 registration cannot be confirmed on MOE SchoolFinder yet.
Are floor plans available for New Upper Changi Road Residences?
Not yet. The developer has not released the site plan, block layout, unit mix or official floor plans for New Upper Changi Road Residences. The layouts on this page are indicative reference plans from another development, not the plans for this site. Register to receive the official plans when they are published.
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Register for New Upper Changi Road Residences
Get the e-brochure on WhatsApp, plus the URA award, price list and preview dates when released.
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