URA launches Bedok Rise GLS site, last plot next to Tanah Merah MRT Station
The Bedok Rise parcel can be developed into a 380-unit residential project and is the last site available fronting the Tanah Merah MRT Station (Source: URA Space)
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The Urban Redevelopment Authority (URA) has released two residential sites for sale on Sept 18 — a private housing plot at Bedok Rise and a long-stay serviced apartment site at Cross Street — under the 2H2025 Government Land Sales (GLS) Programme.
The Bedok Rise parcel, which is offered for sale on the Confirmed List, can be developed into about 380 private homes.
“This is the last land parcel with doorstep access to Tanah Merah MRT Station,” says Mark Yip, CEO of Huttons Asia.
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The last project launched in the vicinity was the 268-unit Sceneca Residence, located across the road. Sitting atop the upcoming Sceneca Square Mall with direct MRT link, the development is expected to be completed in 2Q2026.
Sceneca Residence was 60% sold on its launch weekend in January 2023 and is now 99.3% sold at an average price of $2,072 psf, with only two units left.
The GLS site for Sceneca Residence was awarded in November 2020 at $930 psf ppr to MCC Land (TMK), a joint venture of MCC Land, Malaysian developer Ekovest and Singapore-listed The Place Holdings.
The GLS site at Bedok Rise is next to Grandeur Park Residences (pictured) and is the last land parcel available fronting the Tanah Merah MRT Station, which will be an interchange for the East-West and Thomson-East Coast lines in the 2030s (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Enhanced connectivity, future growth at Changi
Connectivity will improve further when Tanah Merah MRT becomes an interchange for the East–West and Thomson–East Coast Lines (TEL) by the mid-2030s. “This transport connectivity boost is a big plus for the Bedok Rise plot and will appeal to both investors and owner-occupiers,” says Wong Siew Ying, head of research and content at PropNex.
The TEL extension will connect to Expo, Changi Airport and the future Changi Terminal 5 — itself part of the broader Changi East transformation, with Terminal 5’s first phase slated for mid-2030s completion.
Recognising the area’s potential, Singapore-based 8M Real Estate acquired the Sceneca Square retail podium for $64 million in September 2024, translating to $3,161 psf on its net lettable area of 20,247 sq ft.
Competitive landscape, bids expected
Despite being in the same planning area and District 16 as Bayshore Road, ERA Singapore CEO Marcus Chu does not expect Bedok Rise to spark the same intensity of bids. The first GLS site in the upcoming Bayshore precinct, awarded in March at $1,388 psf ppr to SingHaiyi Group, drew eight bidders — a “first-mover advantage,” he explains.
Still, supply dynamics are tight. OCR unsold inventory is at a low of about 2,000 units, after strong take-up at recent launches such as Springleaf Residence, which is 94% sold within a month, notes Huttons’ Yip.
Property research analysts expect healthy competition for the Bedok Rise site:
- Huttons Asia expects up to five bidders, with a top bid in the range of $1,100 to $1,200 psf ppr;
- OrangeTee foresees four to seven bidders, with a top bid in the range of $1,200–$1,300 psf ppr;
- PropNex expects five to seven bidders, with the top bid of around $1,200–$1,300 psf ppr.
Justin Quek, CEO of OrangeTee adds that District 16’s non-landed private home prices have climbed 45.3% from $1,126 psf in 2020 to $1,636 psf in the first eight months of 2025, supporting the site’s growth appeal.
The Bedok Rise parcel is part of the 2H2025 GLS Confirmed List, which will supply 4,725 residential units. The tender will close on Nov 27.
Cross Street GLS site is made available for sale on the Reserve List (Source: URA Space)
Cross Street: long-stay serviced apartments
Also released on Sept 18 is a Cross Street site under the Reserve List, intended for long-stay serviced apartments (SA2), which has a minimum stay of three months.
Read also: What’s next for Bayshore
It can accommodate a 30-storey commercial building with up to 315 residential units for lease and 500 sq m (5,382 sq ft) of first-floor commercial space.
Check out the latest listings for Sceneca Residence properties
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