New Upper Changi Road GLS— Overview

1. Project Factsheet

Factsheet Overview: The technical specification matrix presented below outlines the baseline planning attributes, cadastral parameters, financial thresholds, and regulatory constraints governing the New Upper Changi Road GLS site. Data has been compiled from official Urban Redevelopment Authority (URA) land allocation registry entries, Land Transport Authority (LTA) infrastructure disclosures, Singapore Land Authority (SLA) cadastral filings, and state tender modeling disclosures.

Factsheet Parameter	Project Details / Technical Specification
Project Name	New Upper Changi Road GLS (Bedok Central / Tanah Merah Sector)
Developer / Bidding Entity	Pending GLS State Tender Award (1H 2026 Confirmed List Allocation)
Property Address	New Upper Changi Road / Bedok South Avenue 3, Singapore (District 16)
District & Planning Area	District 16 (Bedok / Tanah Merah) | Outside Central Region (OCR) / East Corridor
Tenure	99-Year Leasehold
Site Land Area	Approx. 31,600 sq m / ~340,140 sq ft (~3.16 Hectares)
Zoning & Land Use	Residential with Childcare Centre & Commercial at 1st Storey Mandate
Gross Plot Ratio	2.8 (High-Density High-Rise Residential)
Maximum Allowable Building Height	High-Rise Building Control Envelope (24 to 30 Storeys)
Maximum Allowable Gross Floor Area (GFA)	Approx. 88,480 sq m / ~952,390 sq ft
Childcare Centre Provision	Mandatory minimum 500 sq m GFA integrated childcare facility
Estimated Private Residential Yield	1,010 to 1,040 Private Residential Apartments across 5 to 6 High-Rise Towers
Car Park Provision	Suburban Residential Provision (~80% Residential Ratio + EV Charging Stations)
Estimated Land Bid Rate Range	S$1,120 – S$1,180 psf ppr (Modeled Total Site Quantum: S$1.066B – S$1.123B)
Estimated Developer Breakeven	S$1,850 – S$1,980 psf
Projected Launch Price Range	S$2,200 – S$2,450 psf Average (Median ~S$2,320 psf)
Projected Public Launch Window	1H 2027
Primary School Proximity	Red Swastika School (1–2km), Temasek Primary School (1–2km), Bedok Green Primary School (100% within 1km), St. Anthony's Canossian Primary (1–2km)
Nearest Transit Nodes	Tanah Merah MRT Interchange (EW4/CG1, ~450m), Bedok MRT & Bus Interchange (EW5, ~800m), Bedok South MRT (TE30, ~950m)

2. Bedok/Tanah Merah Supply Mechanics

GLS Tender Background: The release of the New Upper Changi Road site under the 1H 2026 Government Land Sales (GLS) Confirmed List program marks one of the largest single suburban land allocations in District 16 over the past decade. Encompassing 3.16 hectares with an allowable Gross Plot Ratio of 2.8, the site generates a maximum Gross Floor Area (GFA) of 952,390 square feet, capable of supporting over 1,000 private housing units. This release addresses an acute housing supply shortage in Bedok Town, where land sales have historically been constrained by built-up urban density.

Suburban Mega-Site Tender Strategy: The land size and total capital requirement (modeled above S$1.05 billion) naturally encourage joint venture bidding among tier-one institutional developers. By requiring a total capital outlay exceeding S$1 billion, the state ensures that winning developers possess strong balance sheet liquidity and proven track records in executing mega-scale township developments, similar to recent successful launches like Grand Dunman and Sceneca Residence.

Benchmarking Regional Suburban State Tender Awards: To contextualize the land valuation basis for New Upper Changi Road, the table below benchmarks historical and recent state tender awards across District 16 and adjacent Outside Central Region (OCR) sub-zones:

• New Upper Changi Road GLS (Subject Site): Est. S$1,120 – S$1,180 psf ppr | Plot Ratio 2.8 | OCR (Bedok/Tanah Merah) | Tender 1H 2026
• Bayshore Drive GLS Integrated Site: S$1,323 psf ppr | Plot Ratio 2.6 | OCR (Bayshore Precinct) | Awarded July 2026
• Tanah Merah Kechil Link GLS (Sceneca Residence): S$930 psf ppr | Plot Ratio 2.8 | OCR (Tanah Merah ITH) | Awarded 2020
• Lentor Central GLS (Lentor Modern): S$1,204 psf ppr | Plot Ratio 3.0 | OCR (Lentor Precinct) | Awarded 2021
• Pine Grove Parcel B GLS: S$1,223 psf ppr | Plot Ratio 2.1 | RCR Boundary | Awarded 2023

Analytical Deduction: At a projected land rate between S$1,120 and S$1,180 psf ppr, the New Upper Changi Road site is modeled at a ~11% to ~15% land cost discount relative to the Bayshore Drive GLS integrated site (S$1,323 psf ppr). While Bayshore Drive commands a premium due to its integrated regional retail mall and direct underground MRT connection, New Upper Changi Road provides developers with a lower cost entry floor, enabling residential product launches at sub-S$2,400 psf averages that directly target local HDB upgraders from Bedok and Tampines.

3. Land Cost and Valuation Arbitrage

Itemized Cost Decomposition: Establishing developer breakeven for a high-density, mega-scale suburban development requires evaluating structural construction expenses, deep foundation piling, basement excavation, financing interest rates, agency commissions, and compulsory integration of social amenities such as the 500 sq m childcare facility.

Cost Pillar	Estimated Cost Basis (S$ per sq ft GFA/PPR)	Share of Total Cost Structure
GLS Land Acquisition Rate (Modeled Basis)	S$1,150	59.9%
High-Rise Construction, Piling & Childcare Facility	S$510 – S$570	28.1%
Financing Interest, Legal, & Professional Advisory Fees	S$110 – S$130	6.2%
Marketing, Sales Commissions, & Admin Overheads	S$100 – S$120	5.8%
Total Estimated Developer Breakeven Floor	S$1,870 – S$1,970	100.0%

Breakeven Modeling Insights: The itemized financial model establishes that developer breakeven anchors between S$1,850 and S$1,980 psf. The scale of a 1,000+ unit development creates construction economies of scale, allowing developers to optimize bulk material procurement and civil engineering overheads compared to boutique sites.

Projected Launch Price Bands & Margin Scenarios: Assuming target net profit margins between 12% and 18% for large-scale suburban residential developments, average selling prices across unit typologies are modeled as follows:

• Conservative Launch Scenario (11% Profit Margin): S$2,100 to S$2,200 psf average launch price.
• Base Case Scenario (15% Profit Margin): S$2,200 to S$2,380 psf average launch price (Median ~S$2,320 psf).
• Bullish Launch Scenario (18%+ Profit Margin): S$2,420 to S$2,580 psf average launch price.

Valuation Arbitrage Analysis: When benchmarked against active new launches and recent completions across District 16 and District 15, New Upper Changi Road GLS offers a compelling entry price tier:

• Bayshore Drive GLS (Projected OCR Mega-ITH Launch): Projected Average S$2,550 – S$2,850 psf
• Sceneca Residence (Tanah Merah ITH Resale/Sub-sale): Transacted Average S$2,080 – S$2,250 psf
• Grand Dunman (District 15 RCR): Transacted Average S$2,500 – S$2,700 psf
• Sky Eden@Bedok (Bedok Central Mixed-Use): Transacted Average S$2,050 – S$2,220 psf
• New Upper Changi Road GLS (Projected Mega Launch): Projected Average S$2,200 – S$2,450 psf

Analytical Deduction: Launching brand-new, high-rise residential inventory between S$2,200 and S$2,450 psf creates a clear price gap. Buyers acquire new construction with modern architectural specifications at a S$300 to S$400 psf discount relative to the upcoming Bayshore Drive integrated site, while maintaining direct proximity to Bedok Central and Tanah Merah transit nodes.

4. High-Density 2.8 Plot Ratio & High-Rise Urban Massing

Master Plan Massing & High-Rise Verticality: Operating under a Gross Plot Ratio of 2.8, the New Upper Changi Road development utilizes vertical land expansion to maximize open green space across its 3.16-hectare footprint. The residential towers are planned to rise between 24 and 30 storeys, providing upper-floor units with open views over the Bedok low-rise landed enclave and toward the East Coast shoreline.

Ground-Plane Urban Integration & Active Mobility: The architectural framework prioritizes seamless integration between private residential living and surrounding municipal networks:

• Integrated Childcare Centre: A compulsory 500 sq m ground-floor facility designed with separate drop-off zones, dedicated outdoor play areas, and secure digital access control systems, providing essential service convenience for resident families.
• Active Street Frontage: Ground-floor retail shops along New Upper Changi Road create an active street level, housing convenience stores, artisanal bakeries, and essential services.
• Pedestrian Sky Bridges & Green Corridors: Elevated walkways connecting residential towers directly to the Bedok Park Connector network, allowing motor-free pedestrian movement toward Bedok Reservoir and East Coast Park.

Biophilic Design & Acoustic Mitigation: To ensure peaceful indoor environments along the New Upper Changi Road arterial road and East-West Line elevated MRT tracks, building facades incorporate specialized acoustic engineering:

• Double-Glazed Acoustic Curtain Walls: High-performance laminated glass panels engineered to absorb low-frequency transit noise along the road and rail corridors.
• Deep Building Setbacks & Landscape Buffers: Towers are set back 20 to 30 meters from the main road boundary, cushioned by multi-tiered forest canopy landscaping, water features, and acoustic earth berms.

5. Unit Mix, Layout and Spatial Efficiency

Unit Mix Distribution & Demographic Alignment: Yielding approximately 1,010 to 1,040 residential units, New Upper Changi Road GLS offers a balanced unit breakdown designed to serve HDB upgraders, young families, multi-generational households, and rental investors targeting Changi Business Park professionals. The projected unit distribution model is detailed below:

• 1-Bedroom / 1-Bedroom + Study (approx. 460 – 540 sq ft): ~15% of inventory, optimized for single professionals, young executives, and yield-seeking investors.
• 2-Bedroom / 2-Bedroom + Study (approx. 640 – 780 sq ft): ~40% of inventory, functioning as the primary volume product for young couples and small family units.
• 3-Bedroom Premium / 3-Bed + Study (approx. 920 – 1,120 sq ft): ~33% of inventory, featuring wet/dry kitchens, utility rooms, and regular room footprints accommodating queen-sized beds across all bedrooms.
• 4-Bedroom / 5-Bedroom Suites (approx. 1,280 – 1,650 sq ft): ~12% of inventory, situated on upper floors with private lift options, catering to landed downsizers and multi-generational families.

Zero Dead-Space Spatial Efficiency: Modern architectural floor plans eliminate wasted corridor space and oversized air-con ledges. Dumbbell layouts in 2-bedroom units maximize liveable internal floor area, while 3-bedroom and 4-bedroom configurations feature squarish room footprints that optimize natural daylight and cross-ventilation.

Smart Home Infrastructure & Energy Efficiency: Units feature integrated smart home hubs, digital door locks, smart air-conditioning controls, and water-efficient sanitary fittings complying with BCA Green Mark Platinum standards.

6. Comparative Market Analysis

Bedok Town Housing Renewal Mechanics: Bedok is one of Singapore's largest matured residential towns, housing over 280,000 residents across densely populated HDB precincts. However, private residential options in Bedok Central have historically remained constrained. The release of a 1,000+ unit site at New Upper Changi Road addresses pent-up upgrading demand from affluent local HDB homeowners seeking modern private condominium amenities within their familiar neighborhood.

Comparative Valuation Grid Across Bedok & Tanah Merah Sub-Zones: To evaluate relative market value, the table below benchmarks the projected launch profile of New Upper Changi Road GLS against active primary and secondary developments within a 2.0km radius:

Development Name	Location / Sub-Zone	Tenure	Transacted / Projected PSF Range	Completion Profile & Building Type
New Upper Changi Road GLS	New Upper Changi Rd (D16)	99-Year Leasehold	S$2,200 – S$2,450 psf (Proj.)	New Launch (24-30 Storey Towers)
Bayshore Drive GLS	Bayshore Drive (D16)	99-Year Leasehold	S$2,550 – S$2,850 psf (Proj.)	New Launch (Integrated Transport Hub)
Sky Eden@Bedok	Bedok Central (D16)	99-Year Leasehold	S$2,050 – S$2,220 psf	Recent Completion (TOP 2025)
Sceneca Residence	Tanah Merah (D16)	99-Year Leasehold	S$2,080 – S$2,250 psf	Modern Resale (TOP 2026)
The Glades	Bedok South Ave 3 (D16)	99-Year Leasehold	S$1,650 – S$1,850 psf	Mature Secondary Resale (TOP 2016)

Analytical Deduction: The comparative grid illustrates clear market positioning. While older secondary resale condos like The Glades (TOP 2016) transact at S$1,650 to S$1,850 psf, brand-new launches like New Upper Changi Road GLS command S$2,200 to S$2,450 psf, reflecting fresh 99-year lease tenure, modern energy-efficient building standards, and functional zero-dead-space floor plans.

7. Bedok & Tanah Merah Primary Belt Synergy

The East Coast Educational Advantage: Location within the official Ministry of Education (MOE) Home-School Distance radius of established primary schools serves as a primary driver of capital liquidity, price resilience, and resale demand across Singapore's private housing market.

Primary School Distance Spatial Proximity Analysis: Spatial analysis using OneMap government cadastral distance measurement tools indicates that the site sits in close proximity to premier primary schools along the Bedok educational corridor:

• Bedok Green Primary School: Located 100% within the critical 1km Home-School Distance radius, granting top priority during Phase 2C MOE registration exercises.
• Red Swastika School: Situated within the 1km to 2km radius, recognized as one of East Singapore's premier Special Assistance Plan (SAP) primary schools.
• Temasek Primary School: Located within the 1km to 2km radius off Bedok South Avenue 3.
• St. Anthony's Canossian Primary School: Accessible within a 1km to 2km radius in Bedok North.

Secondary, Tertiary & International School Synergy: Beyond primary education, the site sits directly within a premier secondary and tertiary educational belt:

• Anglican High School (SAP Secondary School)
• Temasek Secondary School & Bedok View Secondary School
• Temasek Junior College (TJC)
• Singapore University of Technology and Design (SUTD)

Resale Market Liquidity Effect: The continuous inflow of local families seeking housing near Red Swastika School and Temasek Primary creates an active resale market. Owners purchasing 2-bedroom and 3-bedroom units enjoy strong exit liquidity, as future waves of buyers consistently seek primary-school-adjacent homes in Bedok.

8. East-West Line (EWL) & Active Mobility Networks

Dual-Station Mass Rapid Transit (MRT) Accessibility: The transit accessibility profile of New Upper Changi Road GLS benefits from access to major MRT lines:

• Tanah Merah MRT Interchange (EW4 / CG1): Located approximately 450 meters east. Tanah Merah serves as the primary regional interchange connecting the East-West Line main trunk with the Changi Airport Extension branch line (direct trains to Expo, Changi Business Park, and Changi Airport Terminal 2/3/4).
• Bedok MRT Station & Bus Interchange (EW5): Located approximately 800 meters west, providing direct sheltered access to Bedok Mall, Bedok Point, and regional feeder bus services.
• Bedok South MRT Station (TE30 - Thomson-East Coast Line): Located approximately 950 meters south, offering direct transit access to Marine Parade, Tanjong Rhu, Marina Bay Financial Centre, and Shenton Way.

Active Mobility & Park Connector Networks: In line with URA's car-lite urban framework, the development links directly to the Bedok Park Connector, allowing residents to walk or cycle motor-free toward Bedok Reservoir Park or south toward East Coast Park beach.

Vehicular Arterial Connectivity: For private vehicle owners, New Upper Changi Road connects directly to the Pan Island Expressway (PIE) via Bedok North Road and the East Coast Parkway (ECP) via Bedok South Avenue 1. Drive times to key destinations include:

• Changi Business Park & Changi Airport: 6 to 8 minutes drive.
• Paya Lebar Regional Centre: 10 to 12 minutes drive.
• Marina Bay Financial Centre (MBFC): 14 to 16 minutes drive via ECP.
• Orchard Road Shopping Belt: 16 to 18 minutes drive via PIE.

9. Bedok Town Revitalization & Changi Business/Tech Corridor Integration

Bedok Town Center Revitalization: Under the Urban Redevelopment Authority (URA) Master Plan, Bedok is undergoing continuous civic upgrades designed to improve pedestrian connectivity, green spaces, and community infrastructure. The integration of modern private residential housing at New Upper Changi Road contributes directly to this urban renewal.

Changi Business Park & Aviation Economy Synergy: New Upper Changi Road sits within a 5-minute drive or 2-stop MRT ride from Changi Business Park (CBP)—often referred to as the "Financial Hub of the East." CBP houses major technology hubs and financial back-office operations for global institutions, including DBS, Citibank, Standard Chartered, and JP Morgan. The influx of technology professionals and financial analysts creates steady tenant demand for 1-bedroom and 2-bedroom units.

Changi East & Terminal 5 Transformation: Over a 10-to-15-year horizon, the development of Changi East (incorporating Changi Airport Terminal 5) will add over 100,000 new aviation, logistics, and technology jobs. Positioned along the direct transit spine connecting Changi East to Central Singapore, housing values along New Upper Changi Road stand to gain long-term capital appreciation driven by regional job growth.

10. Target Buyers, Rental Yield & Exit Liquidity

Core Target Buyer Segments: Demand for New Upper Changi Road GLS is expected to originate primarily from three key buyer demographics:

• Bedok, Tampines & Pasir Ris HDB Upgraders: Local families upgrading from matured HDB estates in Bedok, Tampines, and Pasir Ris seeking private full-facility condo living within their familiar East Coast region.
• Changi Business Park & Airport Professionals: Senior technology executives, financial analysts, and aviation specialists purchasing homes close to their workplaces.
• Yield-Focused Domestic Investors: Capital allocation entities acquiring 1-bedroom and 2-bedroom units to capture tenant demand from corporate tenants working in Changi Business Park and SUTD.

Rental Yield Performance & Projections: Given its direct transit connectivity to Changi Business Park, SUTD, and Changi Airport, projected rental metrics are summarized below:

Unit Typology	Square Footage Range	Projected Monthly Rent (S$)	Estimated Gross Rental Yield (at S$2,320 PSF)
1-Bedroom / 1-Bed + Study	~460 – 540 sq ft	S$3,300 – S$3,800	3.5% – 3.9%
2-Bedroom Premium	~640 – 780 sq ft	S$4,300 – S$5,200	3.4% – 3.8%
3-Bedroom Family Suite	~920 – 1,120 sq ft	S$5,800 – S$7,000	3.2% – 3.6%
4-Bedroom / 5-Bed Suite	~1,280 – 1,650 sq ft	S$7,800 – S$9,500	3.1% – 3.5%

Holding Horizon & Exit Strategy: Buyers should align their capital strategy around a 5-to-8-year holding period post-TOP. Exiting within this window allows owners to capitalize on the operational completion of Changi East infrastructure, ongoing Bedok town renewal, and resale demand from local HDB upgraders.

11. Risk Factors

Risk Identification & Evaluation: Prior to committing capital, prospective buyers should evaluate key market risks and downside factors associated with the site.

Risk Vector	Impact Level	Analytical Mitigation & Market Reality
Large Mega-Project Supply Volume (~1,040 Units)	Moderate	Mitigated by strong localized demand from over 280,000 Bedok residents and a lack of competing mega-launches in the immediate Bedok Central sub-zone.
MRT Track Noise Exposure (East-West Line)	Moderate	Mitigated by double-glazed acoustic facade panels, 20-to-30-meter building setbacks, and positioning residential stacks facing internal landscaped courtyards.
60% Foreign Buyer ABSD Cooling Measures	Low	OCR suburban developments are heavily backed by domestic Singaporeans and PRs (~85%+ buyer profile), minimizing reliance on foreign buyer capital.
Interest Rate & TDSR Sensitivity	Moderate	All buyers are stress-tested under MAS TDSR guidelines at a 4.0% interest rate, ensuring resilient household balance sheets across the owner-occupier base.