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Bedok Rise Residences is a 99-year leasehold condominium of around 380 homes planned on the Bedok Rise land parcel, the Government Land Sales site between New Upper Changi Road and Bedok Rise. Allgreen Properties, through Bellis Residential Pte. Ltd., won the site in a ten-bid tender in November 2025. The parcel covers about 218,438 square feet and carries a maximum gross floor area of about 349,504 square feet at a plot ratio of 1.6.
Its defining feature is the station on its doorstep. Tanah Merah MRT stands across the road, about 110 metres from the site, and the Land Transport Authority is turning it into an interchange with the Thomson-East Coast Line on the way to Changi Terminal 5. Market analysts describe Bedok Rise as the last Government Land Sales parcel fronting Tanah Merah MRT. Around it lie the landed streets of the Upper East Coast, the new Sceneca Square mall across the station, and the park connectors that run south towards East Coast Park.
For a household that works in the city, at Changi Business Park or at the airport, the Bedok Rise Condo address answers all three commutes from one front door. For a family, Bedok View Secondary School is about 400 metres away and Temasek Primary School about 980 metres, both measured in a straight line. The Tanah Merah MRT Condo idea is a simple one, and this parcel is where it is at its most direct.
The parcel fills the block between New Upper Changi Road and Bedok Rise, on the southern side of the elevated East-West Line. Its northern edge faces Tanah Merah station directly.
That frontage is the whole story of the address. About 110 metres separates the site from the station, and the bus stop at Exit A is closer still, at about 70 metres.
From Tanah Merah the East-West Line runs west through Bedok, Paya Lebar and Bugis to City Hall and Raffles Place, and east on the airport branch to Expo and Changi Airport.
Expo is the Downtown Line interchange for Changi Business Park and the Singapore Expo halls, which puts one of the east's biggest employment clusters a single stop away.
The Land Transport Authority is converting the Tanah Merah, Expo and Changi Airport stations into Thomson-East Coast Line stations, linking them to the new Changi Terminal 5 station.
South of the parcel, Bedok Rise gives onto the Limau and Kathi landed streets, a settled low-rise neighbourhood of long standing that frames the development on its quiet side.
Drivers reach the Pan-Island Expressway and the East Coast Parkway on separate routes, one heading into the city through the middle of the island, the other along the coast.
The Bedok Rise Residences location page sets out the connections in full, with the six area guides linked from it.
Bedok Rise Residences is being developed by Bellis Residential Pte. Ltd., the vehicle through which Allgreen Properties bid for and won the site.
Allgreen is the Singapore property arm of the Kuok Group. Its history goes back to 1980, and it has developed and handed over 53 residential projects here, around 11,000 homes.
The east of the island is familiar ground. Allgreen's completed homes include Changi Court and Changi Green on Upper Changi Road East and Baywater on Bedok Reservoir Road.
Its commercial holdings take in Great World City, Tanglin Mall, Tanglin Place, The Seletar Mall and Pasir Ris Mall — a developer that owns and runs what it builds.
The tender drew 10 bids, and Allgreen's $1,330 per square foot per plot ratio edged the runner-up by 0.4 per cent. The margin says as much about the site's appeal as the figure.
A developer committing $464,800,000 to a single parcel beside a station is making a considered, long-horizon decision about an address, and the address is the point.
Specifications, the facilities schedule and the appointed architect are confirmed by the developer on release and published on this site as they are issued.
Preview appointments for Bedok Rise Residences are arranged by registration ahead of public release, and registered parties are contacted first when the schedule opens.
Registering is free and carries no obligation. It places you on the list the Sales Concierge works through in order once the developer sets the preview dates.
What arrives first is the material: the e-brochure, the unit mix, the floor plan set with areas by type, and the site plan. Pricing follows on the developer's own schedule and is published on the Bedok Rise Residences pricing page on release.
Marketing commission on a new launch is paid by the developer, so registering through this site carries no cost and no premium for the buyer.
Households who want to size a purchase before the preview can do that now. The TDSR calculator works out the maximum loan an income supports under the Monetary Authority of Singapore's framework.
The progressive payment calculator then maps the funds needed at each construction stage, and the stamp duty calculator the duty for a buyer profile.
Arriving at a preview with those three numbers settled turns a first look into a real choice between stacks.
The Bedok Rise site came to market on 18 September 2025 as part of the Confirmed List under the second-half 2025 Government Land Sales Programme. The tender closed on 27 November 2025, and the Urban Redevelopment Authority confirmed the award to Bellis Residential Pte. Ltd. on 2 December 2025 at $464,800,000.
| Working name | Bedok Rise Residences |
| Location | Bedok Rise, off New Upper Changi Road |
| District / planning area | District 16 · Bedok planning area, East Region |
| Tenure | 99-year leasehold |
| Site area | 20,293.6 m² (about 218,438 sq ft) |
| Maximum gross floor area | 32,470 m² (about 349,504 sq ft) |
| Plot ratio | 1.6 |
| Estimated homes | About 380 |
| Land price | $464,800,000 ($1,330 psf ppr) |
| Developer | Bellis Residential Pte. Ltd. (Allgreen Properties) |
Parcel figures as published by the Urban Redevelopment Authority. Square-foot figures are conversions from the metric values.
A plot ratio of 1.6 is low by the standards of recent suburban land sales, and it sets the character of the development. The permitted floor area spread across a site of this size leaves generous ground for landscape and facilities, and it keeps the massing in scale with the landed homes along Bedok Rise. Around 380 homes on about five acres is a measured density for a site with an MRT station at the gate.
The 99-year lease is granted by the state under the Government Land Sales programme, and Bedok Rise Residences is private residential property in every respect: the private-property rules on stamp duty and housing loans apply, and ownership is open to citizens, permanent residents and foreign buyers alike.
Tanah Merah is the station where the East-West Line divides. Trains run west into the city and east to Pasir Ris, and the airport branch peels off to Expo and Changi Airport. From the Bedok Rise Residences doorstep, Raffles Place is ten stops along the main line, Expo one stop on the branch, and Changi Airport two.
The Land Transport Authority's plan adds a second layer. Tanah Merah, Expo and Changi Airport are being converted into Thomson-East Coast Line stations as part of the line's extension, which connects to the new Changi Terminal 5 station, expected in the mid-2030s. Once the works are complete, the station across the road from Bedok Rise Residences becomes an interchange between the East-West Line and the Thomson-East Coast Line, with the Thomson-East Coast Line linking it by rail to Terminal 5. The Tanah Merah MRT guide sets out the detail.
By road, New Upper Changi Road carries traffic west to Bedok and east to Changi, the Pan-Island Expressway is reached through Bedok North, and the East Coast Parkway along the coast. Buses from the Tanah Merah stop serve Bedok and Tampines, and the park connector network links the estate to East Coast Park and Siglap.
Allgreen Properties traces its history to 1980 as a division of Kuok (Singapore) Limited, was incorporated in 1986 and today sits within the Kuok Group. It has developed and handed over 53 residential projects in Singapore, around 11,000 homes, from Cairnhill Residences and The Cascadia to RV Residences, Riviera 38 and Riversails.
Its roots in the east run deep. Changi Court, completed in 1997, and Changi Green, completed in 2001, stand on Upper Changi Road East; Baywater, completed in 2006, is on Bedok Reservoir Road. Bedok Rise Residences brings the developer back to a stretch of the island it has built in for three decades.
Allgreen is also a long-term owner and operator. Great World City, with its office towers, mall and serviced residences, is its flagship, and its retail portfolio includes Tanglin Mall, Tanglin Place, The Seletar Mall and Pasir Ris Mall. The Bedok Rise Residences developer page covers the record in more depth.
Sceneca Square, the new neighbourhood mall with sheltered access from Tanah Merah MRT, puts a supermarket, cafes and daily services across the station from Bedok Rise Residences. The hawker centre at Block 58 New Upper Changi Road is about 660 metres away, and a green at Bedok Terrace about 80 metres from the site.
One stop west, Bedok Town Centre brings Bedok Mall above the MRT station and bus interchange, the Bedok Interchange Hawker Centre and the Heartbeat@Bedok community hub with its library and ActiveSG sports and swimming facilities. East, Tampines and its regional centre are a short ride along the same line. The Bedok Rise Residences amenities page and the Bedok Town Centre guide go street by street.
South of the parcel the Siglap and Upper East Coast neighbourhoods carry their long-loved cafes and eating houses, and East Coast Park beyond them gives the whole district its weekends: the cycling track, the lagoon and the seafood along the shore.
Bedok View Secondary School is about 400 metres from Bedok Rise Residences and Temasek Primary School about 980 metres, with White Lodge Preschool about 260 metres away for the youngest children. ITE College East is about 1.3 kilometres from the site, and Middleton International School's Tampines campus about 1.9 kilometres.
These distances are approximate straight-line measurements. Primary One registration uses the home-to-school distance calculated by the Ministry of Education, so families should confirm the figure for a specific address on MOE SchoolFinder. The schools near Bedok Rise guide sets out each school in turn.
About 110 metres to Tanah Merah MRT, at a station that splits the East-West Line into its city and airport directions and is being converted into a Thomson-East Coast Line interchange. A station of this reach, directly across the road.
A developer with 53 completed residential projects in Singapore and an owner-operator's portfolio of malls and offices, returning to the east where Changi Court, Changi Green and Baywater already stand.
Around 380 homes on about 218,438 square feet, alongside the landed streets of Bedok Rise. The low plot ratio gives the site plan room for landscape and facilities that denser parcels rarely allow.
Raffles Place along the main line, Changi Business Park and the airport on the branch, and East Coast Park to the south. Bedok Rise Residences serves the three directions a household in the east actually travels.
The e-brochure, the unit mix, the floor plans and the pricing reach registered parties on the day the developer releases them, and preview appointments are offered in registration order. Registering is free, and with no obligation.
Prefer to talk it through? Call +65 6200 6220 or WhatsApp the same number.
Prefer to speak to someone? Call +65 6200 6220, or message the same number on WhatsApp.
Bedok Rise Residences is the working name for a 99-year leasehold condominium of around 380 homes planned on the Bedok Rise Government Land Sales parcel, off New Upper Changi Road in District 16. The site runs to 20,293.6 square metres (about 218,438 square feet) with a maximum gross floor area of 32,470 square metres at a plot ratio of 1.6, and it sits beside Tanah Merah MRT station on the East-West Line.
Bedok Rise Residences is a working name taken from the road the land parcel fronts. The developer announces the official project name at a later stage, and this site adopts it as soon as it is released, with the working name carried alongside it so returning visitors find the same pages.
The parcel lies between New Upper Changi Road to the north and Bedok Rise to the south, in the Bedok planning area of the East Region. Tanah Merah MRT station (EW4) stands across New Upper Changi Road, about 110 metres away in a straight line, and the nearest bus stop, at Tanah Merah station Exit A, is about 70 metres from the site.
The land was awarded by the Urban Redevelopment Authority on 2 December 2025 to Bellis Residential Pte. Ltd., the vehicle of Allgreen Properties, the Singapore property arm of the Kuok Group. Allgreen has developed and handed over 53 residential projects in Singapore, around 11,000 homes in all.
Bedok Rise Residences is held on a 99-year lease from the state, granted under the Government Land Sales programme. The land is zoned Residential and the development is private residential property, so the private-property rules on stamp duty and financing apply.
The Urban Redevelopment Authority estimated the parcel at about 380 residential units when it launched the tender. The confirmed unit count and the unit mix by bedroom type are issued by the developer and published on the project details page on release.
Tanah Merah MRT station (EW4) is about 110 metres from the site in a straight line, across New Upper Changi Road. The station is an East-West Line interchange for the Changi Airport branch today, and the Land Transport Authority is converting the Tanah Merah to Changi Airport stretch into part of the Thomson-East Coast Line extension to the future Changi Terminal 5.
The tender closed on 27 November 2025 with 10 bids. Bellis Residential Pte. Ltd. placed the top bid of $464,800,000, a land rate of $1,330 per square foot per plot ratio, and the award was confirmed on 2 December 2025. The second-highest bid, from Hoi Hup Realty, came in at $1,324 per square foot per plot ratio.
Bedok View Secondary School is about 400 metres from the site, Temasek Primary School about 980 metres, ITE College East about 1.3 kilometres and Middleton International School's Tampines campus about 1.9 kilometres. These are approximate straight-line distances; confirm home-to-school distances on MOE SchoolFinder before relying on them for Primary One registration.
The unit mix, floor plans, site plan and pricing are issued by the developer in due course and published on this site on release. Registering your interest places you on the list the Sales Concierge works through first, and preview appointments are arranged in that order when the schedule opens.
A home across the road from Tanah Merah MRT, by a developer with three decades of building in the east, on a parcel with room to breathe. Register now and the Bedok Rise Residences material reaches you first, with a preview slot ahead of public release.