District 16
New Upper Changi Road GLS site is a Government Land Sales (GLS) residential land parcel located at New Upper Changi Road (2 Bedok South Road) in District 16 (Bedok / Upper East Coast), Singapore. Situated within a mature and highly liveable heartland town, the site is positioned near established transport nodes, comprehensive amenities and Bedok’s integrated town centre infrastructure. The land parcel has a site area of approximately 3.16 hectares (about 340,140 sq ft / 31,600 sq m), a plot ratio of 2.8, and is estimated to yield around 1,040 residential units (subject to final planning and approvals).
Table of Contents
Development History
The New Upper Changi Road land parcel was released under the Government Land Sales (GLS) programme to support housing supply in a mature estate with proven owner-occupier and tenant demand. As a large-scale site within the Bedok planning area, it is widely regarded as a transformation-ready opportunity due to its proximity to Bedok’s town centre amenities, transport interchange convenience and lifestyle infrastructure.
Tender details (including the successful developer, winning bid price and land rate / psf ppr) are typically published upon tender close and award. These figures are important benchmarks for estimating future breakeven cost and eventual launch pricing.
This site is part of the pipeline of upcoming new launches and is expected to be a significant addition to District 16 due to its scale and central positioning in Bedok.
Location and Connectivity
The New Upper Changi Road GLS site is positioned within the established Bedok town centre corridor, offering strong accessibility via MRT, bus services and major expressways—supporting both liveability and long-term demand fundamentals.
Public Transport
The site is located approximately 400 metres from Bedok MRT Station (EW5), providing direct access to the East-West Line for connectivity to the city, major commercial nodes and Changi Airport. Bedok is also served by a comprehensive bus network and town-centre interchange facilities, enhancing first/last-mile convenience.
Road Network
For drivers, the location offers efficient access to major roads and expressways including ECP and PIE, supporting islandwide connectivity to the CBD, Marina Bay, Paya Lebar, Tampines and Changi Airport.
Amenities and Infrastructure
Located within a mature estate, the New Upper Changi Road GLS site benefits from Bedok’s well-established ecosystem of retail, community facilities, education options and recreational amenities—features that contribute strongly to owner-occupier appeal and rentability.
Retail and Daily Convenience
Residents can enjoy strong access to retail and essential services within the Bedok town centre. Key lifestyle anchors such as Bedok Mall and the surrounding Bedok Central precinct provide supermarkets, dining options and daily conveniences. The area is also supported by community infrastructure such as Heartbeat @ Bedok and various sports and civic facilities.
Educational Institutions
Education remains a key demand driver in mature estates. The Bedok / Upper East Coast region is supported by a broad school catchment. Primary schools commonly referenced within the surrounding radius include Opera Estate Primary School, Fengshan Primary School and St. Stephen’s School, alongside other established schools in the wider area.
Parks, Recreation and Lifestyle
Residents will enjoy access to a balanced lifestyle supported by major recreational spaces and park connectors. Lifestyle options in the wider Bedok area include East Coast Park, Bedok Reservoir Park and neighbourhood parks, supporting outdoor recreation, cycling, jogging and weekend family activities.
Food and Local Culture
Bedok is widely known for its strong hawker and local food culture, with multiple food centres and dining nodes in the surrounding area. This enhances day-to-day liveability and supports tenant demand.
Site Specifications
The New Upper Changi Road GLS site is expected to be developed into a 99-year leasehold development (subject to official tender and planning confirmations). As a large-scale site, it is anticipated to support a wide unit mix to cater to both homeowners and investors (final unit breakdown and TOP timeline subject to official announcements).
| Attribute | Details |
|---|---|
| GLS Site Name | New Upper Changi Road GLS |
| Official Site | New Upper Changi Road (2 Bedok South Road) |
| District | 16 (Bedok / Upper East Coast) |
| Tenure | 99 Years Leasehold (expected) |
| Site Area | Approx. 3.16 ha (≈ 340,140 sq ft / 31,600 sq m) |
| Plot Ratio | 2.8 |
| Estimated Units | Approx. 1,040 units (estimated) |
| Nearest MRT | Bedok MRT (EW5) – approx. 400m |
| Expressways | ECP, PIE |
| Successful Tenderer | To be announced (subject to tender award) |
| Land Rate / psf ppr | To be announced (subject to tender award) |
| Expected TOP | To be announced |
Buyers exploring new launches may wish to review the timeline for purchasing a new launch, which differs from resale procedures. For GLS developments, key milestones such as preview period, launch window, and TOP date will be confirmed after the tender award and project planning finalisation.
Note: Project details and market values may change. Please verify key figures (e.g., tender award price, land rate, unit count and TOP timeline) with official announcements.
Key Takeaways:
- GLS Site: New Upper Changi Road (2 Bedok South Road), District 16.
- Scale: Large land parcel (~3.16 ha) with an estimated ~1,040 units (subject to final approvals).
- Connectivity: Approx. 400m to Bedok MRT (EW5), within Bedok town-centre convenience zone.
- Mature Amenities: Strong proximity to Bedok Mall, Heartbeat @ Bedok and established estate infrastructure.
- Family Appeal: Supported by schools and park amenities within the Bedok / Upper East Coast lifestyle belt.
- Land Cost Benchmark: Winning bid and psf ppr (once published) will guide future launch pricing expectations.
Looking for the latest New Upper Changi Road GLS updates?
This analysis is based on the upcoming New Upper Changi Road GLS site. For the latest tender status, site details and official updates, refer to our dedicated GLS page.
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