From the local coffee shop and neighbourhood bakery to the convenience store around the corner, Bedok's established network of amenities reflects the familiarity and convenience that residents have come to value. A long-standing residential town, Bedok offers a well-established mix of community, amenities and connectivity. Now, a new housing project along New Upper Changi Road is set to introduce modern homes to the precinct, giving homebuyers fresh housing options.

In a Government Land Sale (GLS) tender which closed on 1 September March 2026, the New Upper Changi Road plot garnered four bids, with the top bid tabled by a joint venture comprising UOL, Singland and CapitaLand at $1.425 billion (equivalent to a land rate of $1,537 psf per plot ratio). Notably, the top bid represents the highest land bid quantum for a pure residential GLS site since June 2022, when the Dunman Road site was awarded for $1.284 billion. The land rate also surpasses the previous record for an Outside Central Region (OCR) residential GLS site, set by the Bayshore Road site, which was awarded at $1,388 psf ppr in March 2025.

A New Chapter for Bedok

Located at the intersection between New Upper Changi Road and Bedok South Road, the upcoming 3.1 hectares residential site can potentially yield more than 1,000 residential units, offering a substantial addition to the private housing stock in the East region. Given its scale, the future development could provide a range of unit types catering to different groups of homebuyers, from families looking to put down roots in an established neighbourhood to upgraders seeking a private condominium with access to familiar amenities.

The wider East is also undergoing significant transformation, which could bring even more vibrancy and amenities to the area in the years ahead. The redevelopment of Paya Lebar Airbase from the 2030s is expected to introduce new homes, commercial spaces, community facilities and green spaces, creating a new mixed-use district in the future. Further south, the Long Island project is set to transform Singapore's eastern coastline, with plans for new waterfront homes, parks, recreational spaces and other amenities, alongside coastal protection measures. Together, these developments could further enhance the East region as a vibrant place to live, work and play.

Gateway to the East, and Beyond

One of the key advantages of the New Upper Changi Road site is its connectivity to the East region and other parts of Singapore. The site is served by Bedok MRT station on the East-West Line (EWL), providing commuters with direct access to major commercial hubs such as Paya Lebar, Bugis, Tanjong Pagar and the Central Business District. Meanwhile, the bus interchange at the integrated Bedok transport hub also provides convenient connections via the extensive bus network.

For those who drive, the site's location along New Upper Changi Road provides access to major arterial roads connecting Bedok to other parts in the East and beyond. The nearby Pan Island Expressway (PIE) also offers motorists a direct route towards the city and other parts of Singapore.

Connectivity in Eastern Singapore is set to improve further with the extension of the Thomson-East Coast Line (TEL) and other transport infrastructure. Together with the existing EWL network, these connections will enhance accessibility for residents travelling to their workplace, schools and lifestyle destinations across the island.

Everything You Need, Close to Home

Living in an established neighbourhood means residents will have no shortage of commercial offerings within the surrounding area. Bedok is home to major retail and heartland amenities, including the Bedok Market and Hawker Centre, Bedok Mall, and Bedok town centre where residents can find supermarkets, F&B options, essential services and a wide variety of shops.

Beyond Bedok, there are also a diverse range of retail offerings in Tampines, Simei, Paya Lebar, Pasir Rise, and Jewel at Changi Airport. In particular, Tampines is home to major malls such as Tampines Mall, Century Square and Tampines 1, while Paya Lebar Quarter offers a mix of retail, dining and office spaces.

There are also plenty of recreational options for residents. East Coast Park is a short drive away, providing opportunities for cycling, jogging and seaside strolls. Meanwhile, Bedok Reservoir is also minutes away, offering a tranquil setting for leisurely walks, runs and water sports. With its wide range of lifestyle and recreational amenities, Bedok continues to appeal to buyers who value convenience and lifestyle options close to home.

A Neighbourhood for Growing Families

Families may be drawn to the upcoming project in view of the number of primary schools in the vicinity, including Opera Estate Primary School, Bedok Green Primary School, Red Swastika School, Yu Neng Primary School, Fengshan Primary School, Damai Primary School, and Telok Kurau Primary School

Besides primary schools, there are also secondary and pre-university educational institutions in the area - such as Victoria School, CHIJ Katong Convent, St Patrick's School, Bedok View Secondary School, Anglican High School, Victoria Junior College, and Temasek Junior College which are located within the broader Bedok and Marine Parade planning areas. Rounding off the wide spectrum of educational options, Temasek Polytechnic and ITE College East are also not too far from the site.

Developer

UOL Group is a leading developer and public-listed firm with a proven track record of more than 60 years. It boasts a a diversified portfolio of development and investment properties, hotels and serviced suites in Asia, Oceania, Europe, and North America. Some of its notable residential projects include Skye at Holland, Upperhouse at Orchard Boulevard, Parktown Residence, and Meyer Blue.

CapitaLand is one of Singapore's leading public-listed property developers, with a portfolio focused on real estate investment management and real estate development. CapitaLand Development (CLD) is the development arm of CapitaLand Group, focusing on its core markets of Singapore, China and Vietnam across various asset classes, including integrated developments, retail, office, residential, business parks, industrial, logistics and data centers. Some notable residential projects include Skye at Holland, Parktown Residence, LyndenWoods, J'den, and CanningHill Piers.

Singapore Land Group, formerly United Industrial Corporation Limited, is a partly-owned subsidiary of the UOL Group. Singapore Land too, has a diversified portfolio comprising commercial investment properties, residential developments, hotels and IT services. Its residential development properties include Clavon, Avenue South Residence, The Tre Ver, V on Shenton, and Pinetree Hill.