D16 · 99-year Leasehold · TOP 2030
New Upper Changi Road Residences
New Upper Changi Road Residences is a newly-launched condo strategically positioned in the heart of District 16, Bedok Town, where tranquil East Coast living meets exceptional connectivity, vibrant neighbourhood amenities, and promising growth potential.
ABOUT THE PROJECT
About New Upper Changi Road Residences
New Upper Changi Road Residences is an exciting new 99-year leasehold residential development with 1,040 units spanning one to five-bedroom layouts. Sizes will range from 450 sq ft for the compact units to approximately 1,600 sq ft for the more luxurious, spacious homes.
Strategically located at the intersection between New Upper Changi Road and Bedok South Road in the heart of District 16, this new development is in one of the East Coast’s most sought-after neighbourhoods.
The developer will be confirmed after the URA Government Land Sales (GLS) tender award is determined. The development will sit on a land size of approximately 22,534 sq m and a plot ratio of 3.5, allowing space for plenty of communal facilities in addition to the 1,040 meticulously designed homes.
Register your interest now to receive the price list, floor plans, and view the showflat as soon as the information is released.
NEIGHBOURHOOD
Neighbourhood & Surroundings
Bedok Town in District 16 is a mature estate that has been meticulously planned to offer residents a wealth of conveniences and recreational opportunities. Designed with excellent urban planning, nearby facilities include HeartBeat@Bedok, an integrated hub that houses a polyclinic, sports centre, hawker centre, and public library all at once.
Right next door is Bedok Mall, connecting straight to Bedok MRT Station along the East-West line. This neighbourhood mall houses a generous selection of amenities such as grocery stores, dining options, and retail stores. For recreational opportunities, Singapore’s beloved East Coast Park is a short drive or bus ride away, offering countless activities from beachfront dining to kilometres of biking and running paths.
Bedok Town is thoughtfully laid out and served by numerous bus routes that take residents all across the country. Additionally, Bedok South and Bedok MRT stations provide quick access to the Thomson-East Coast Line and East-West Line, facilitating easy travel throughout Singapore’s extensive MRT network.
FACILITIES & AMENITIES
Resort-Style Living
The New Upper Changi Road Residences will offer residents a wealth of painstakingly curated facilities, each designed to enhance modern-day living. At the heart of the property is a stunning resort-style swimming pool that’s accompanied by a smaller kids’ pool, creating the perfect setting for active residents and families.
Lush, landscaped gardens with innovative water features surround the property, and shaded seating areas offer residents plenty of opportunities to gather and mingle amidst nature.
Active residents will appreciate the state-of-the-art, fully equipped gym, outdoor fitness corner, and dedicated spaces for pilates and yoga. A kids’ playground, designed with the utmost priority on safety, can be enjoyed by families during their downtime, and numerous function rooms, BBQ areas, and communal spaces allow for frequent social gatherings.
With beautifully designed leisure zones, wellness amenities, and family-friendly recreational areas, New Upper Changi Road Residences promises a lifestyle that is both vibrant and effortlessly balanced.
Smart Home & Premium Fittings
Each unit comes fitted with premium appliances specifically chosen for low energy consumption, durability, and reliability. The Smart Home System features digital door locks, security cameras, smoke and motion sensors, and appliance control, all of which can be controlled by an app on your phone.
In addition, the Community System can handle bookings for communal facilities, parcel collection, and digital visitor management, all designed to simply daily living and offer residents maximum convenience.
LOCATION
Connected to Everything That Matters
New Upper Changi Road Residences is strategically located in the heart of Bedok Town, District 16, at the intersection of New Upper Changi Road and Bedok South Road. Right next door to Bedok MRT Station and within walking distance to Bedok South MRT Station, residents have easy connectivity to the Central Business District, Orchard Road, Marina Bay, Changi Airport, and other key destinations around Singapore. Those with vehicles also easily enter major expressways such as the Pan Island Expressway (PIE) and the East Coast Parkway (ECP), facilitating efficient travel all around the country. For retail and dining options, the development is surrounded by numerous hawker centres and major neighbourhood malls such as Bedok Mall and HeartBeat@Bedok.
Transport
- Bedok MRT (East-West Line)0.5 km
- Siglap MRT (Thomson-East Coast Line)1.9 km
- Bedok South Road
- East Coast Parkway (ECP)
- New Upper Changi Road
- Pan-Island Expressway (PIE)
Retail & Shopping
- Bedok Mall0.6 km
- Changi City Point4.8 km
- Djitsun Mall Bedok0.8 km
- Joo Chiat Complex3.5 km
- Kinex3.5 km
- Parkway Parade4.6 km
- Paya Lebar Quarter (PLQ)3.8 km
- Siglap Centre1.8 km
Education
Families with school-going children love the numerous primary schools all set within a two-kilometre radius. For example, Opera Estate Primary School is roughly 0.5 km away, while Bedok Green Primary and Red Swastika School are also nearby. For secondary and tertiary education, many other schools are in the neighbourhood and within walking distance, including Temasek Junior College and Temasek Polytechnic. Expatriate families also have options like the Global Indian International School and UWCSEA East Campus.
Transportation Routes
New Upper Changi Road Residences is a stone’s throw from Bedok MRT Station, offering residents quick access to the East-West Line, while Bedok South MRT connects to the Thomson-East Coast Line. For those with vehicles, entry into major expressways like the Pan-Island Expressway (PIE) and East Coast Parkway (ECP) is just around the corner, quickly connecting drivers to significant destinations like the Central Business District (CBD), Marina Bay, and Changi Airport.
Nearby Workplaces & Offices
- Changi Business Park5.6 km
- DBS Asia Hub5.0 km
- ESR BizPark @ Chai Chee0.7 km
- Park Avenue Changi5.2 km
- Techview3.5 km
- The Signature5.5 km
Shopping & Daily Amenities.
Retail options abound with Bedok Mall, HeartBeat@Bedok, and DJ Marketplace all within walking distance. A variety of hawker centre choices are also located nearby, offering residents countless food and retail options. For daily convenience, the development is surrounded by numerous supermarkets like Prime Supermarket, NTUC Fairprice, and Sheng Siong.
Recreation & Lifestyle.
One of the key advantages of living in the East is the multitude of recreational choices. Active residents will enjoy easy access to Singapore’s beloved East Coast Park, Bedok Reservoir Park, and Forest Adventure. Together, these lush, green spaces offer countless running, biking, and other outdoor activities. Watersports enthusiasts can also pursue exciting hobbies like wakeboarding, cable skiing, windsurfing, kayaking, and canoeing.
Business Parks & Healthcare
New Upper Changi Road Residences places residents close to some of Singapore’s key business and healthcare hubs, making it an excellent choice for working professionals and families alike. Major business hubs such as Chai Chee Business Park, Changi Business Park, DBS Asia Hub, and ESR BizPark @ Chai Chee are all conveniently accessible, offering a wide range of career opportunities across finance, technology, logistics, and corporate services. Healthcare accessibility is equally impressive. Renowned medical institutions such as Parkway East Hospital and Changi General Hospital are just a short drive away, providing comprehensive specialist and emergency care. In addition, the surrounding Bedok neighbourhood is well served by numerous general practitioner clinics, dental centres, and wellness providers, ensuring residents have convenient access to quality healthcare whenever it is needed.
WHY UPPER CHANGI, 2026
Why Bedok Town Is the East's Smartest Buy in 2026
Based on URA’s Master plan and LTA’s public disclosures, District 16 will be home to four major infrastructure developments within the next decade, each one designed to enhance connectivity, rental prospects, long-term growth, and ultimately, capital appreciation.
Here’s what residents of the area have to look forward to.
Changi Airport Terminal 5
The future Changi Airport Terminal 5 is set to be a major catalyst for growth in Singapore’s east. With construction officially underway and operations targeted for the mid-2030s, the new terminal will significantly expand passenger capacity, reinforcing Singapore’s position as a leading global aviation hub. Adding capacity for 50 million passengers annually with a long-run capacity at 135 million, its long-term development is expected to generate around 100,000 direct and supporting jobs across aviation, logistics, hospitality, and related industries. For residents of Bedok and the surrounding eastern region, this translates into stronger employment opportunities, improved economic activity, and rising housing demand. Properties such as New Upper Changi Road Residences will benefit from the surge in rental demand, particularly among professionals who work at the airport or in the aviation industry.
Thomson-East Coast Line Stage 5
The Stage 5 development of the Thomson-East Coast Line will enhance connectivity further for residents of the New Upper Changi Road Residences. Scheduled to open later in the year in 2026, new MRT stations like Bedok South will provide residents with immediate access to a second MRT line, adding to the existing East-West Line from Bedok MRT Station and making daily commuting even more efficient. Marina Bay will be reachable in approximately 25 minutes, while Orchard can be accessed in around 30 minutes, all without the need for transfers. This level of convenience is especially valuable for working professionals and frequent travellers. Beyond improved accessibility, dual-line MRT connectivity is also a strong driver of long-term property appreciation and rental demand.
Cross Island Line (CRL)
The upcoming Cross Island Line will be a major development and addition to Singapore’s already-impressive MRT network, strengthening connectivity for residents in the East. With Phase 2 currently under construction, this major rail line is set to transform east-to-west travel across Singapore. Slated to be completed in the early 2030s, New Upper Changi Road residents will enjoy direct access to Changi, Bright Hill, Clementi, and Jurong, significantly reducing cross-island travel times, making daily commutes more convenient for both work and leisure. For investors, improved transport infrastructure typically boosts rental demand and long-term capital appreciation. As one of Singapore’s most significant upcoming transport projects, the Cross Island Line will add lasting value to homes all across District 16.
Paya Lebar Airbase Relocation
The planned relocation of Paya Lebar Air Base from the 2030s will unlock tremendous potential for Singapore’s eastern region. Spanning about 800 hectares, this transformation represents one of the country’s largest and most exciting long-term redevelopment opportunities. Once the airbase is relocated, existing building height restrictions across the East will be lifted, allowing for more dynamic urban planning and future growth. For residents of New Upper Changi Road Residences, this means access to a more vibrant and well-connected eastern corridor in the years ahead. New homes, recreational parks, lifestyle amenities, and commercial hubs are expected to be built, enhancing both liveability and convenience. As this large-scale transformation unfolds, properties in District 16 are well-positioned to benefit from stronger demand, improved amenities, and long-term capital appreciation.
URA GLS ANALYSIS
URA Government Land Sales (GLS) Analysis
New Upper Changi Road Residences currently sits on a Government Land Sales (GLS) parcel that has been released by URA under the Confirmed List, and the site record remains publicly searchable on the URA GLS portal at data.gov.sg.
Drawing insights from recent GLS tender results across Singapore’s East Region, this development is expected to attract keen interest from established developers. Comparative land bids in nearby locations provide a useful benchmark for estimating potential tender prices and future launch pricing. For homebuyers and investors, this offers a valuable perspective on the project’s positioning, pricing potential, and long-term investment appeal.
GLS Parcel at a Glance
- Site Reference
- Bedok South / New Upper Changi Road GLS Parcel
- Site Area
- 31,600 sqm (approx. 340,140 sqft)
- Gross Plot Ratio
- 2.8
- Max GFA
- 88,480 sqm (approx. 952,380 sqft)
- Estimated Max Units
- 1,040
- Tenure
- 99-year Leasehold
- Tender Status
- Confirmed Supply List - launch projected for 2026
Indicative Bid (PSF PPR)
S$1,350 to S$1,480
Estimate only. Not a quote.
Indicative Launch (PSF)
S$2,200 to S$2,450
Estimate only. Not a quote.
Comparable GLS Tender Awards
| Site | Tender Close | Awarded PSF PPR | Location |
|---|---|---|---|
| Bayshore Road GLS (awarded) | Mar 2025 | S$1,388 | Bayshore, D16 |
| Bedok Rise GLS (awarded) | Nov 2025 | S$1,330 | Bedok, D16 |
| Jalan Tembusu GLS (awarded) | Nov 2023 | S$1,302 | Tanjong Katong, D15 |
| Dunman Road GLS (awarded) | May 2023 | S$1,302 | Katong, D15 |
| Pine Grove Parcel B (awarded) | Mar 2024 | S$1,318 | Ulu Pandan, D10 |
How the Estimate Was Derived
A recent GLS award logged in URA’s caveat data for Singapore’s Eastern region includes a Bayshore Road site awarded at roughly S$1,300 psf ppr in 2023, and the Bedok Rise parcel. Based on these similar developments, the winning bid for the New Upper Changi Road parcel is likely to fall between S$1,350 and S$1,480 psf ppr.
Located next door to Bedok MRT Station, this level of connectivity typically commands a premium over the Bayshore or Bedok Rise parcels. According to URA records, the nearby Bedok Reservoir site transacted at a lower psf ppr due to its greater distance from rail.
The parcel’s plot ratio of 3.5 and land size of roughly 22,534 sq m allow for a strategically positioned development of up to 1,040 residential units. As a higher plot ratio generally lowers the per-unit land cost, this can translate into higher launch pricing for buyers.
*All figures are sourced from URA’s REALIS database and data.gov.sg as of April 2026.
All bid and price figures above are indicative estimates drawn from public URA records and BCA data (data.gov.sg). They are not quotes, offers, or guarantees. Actual tender outcomes and launch pricing depend on the winning developer and market conditions. Content is prepared by a CEA-licensed salesperson, and registration details are available on request.
Check URA GLS Portal →PSF BENCHMARKING
How New Upper Changi Road Residences Compares on PSF Price
In this table, we will benchmark the PSF positioning of New Upper Changi Road Residences against other nearby developments in District D16 and D15. Figures are drawn from URA caveat lodgements and recent new launch guide prices (source: ura.gov.sg).
For example, The Continuum (D15) launched from roughly S$2,500 psf while Tembusu Grand (D15) started at around S$2,400 psf. The estimated range of S$2,200 to S$2,400 psf for this project reflects its 99-year tenure and proximity to Bedok MRT.
| Project | District | Indicative PSF | TOP | Tenure | Nearest MRT |
|---|---|---|---|---|---|
| New Upper Changi Road Residences (this project) | D16 | S$2,200 to S$2,450 (indicative) | 2030 | 99-year Leasehold | Bedok MRT - 0.5 km |
| Grandeur Park Residences (resale) | D16 | S$1,500 to S$1,700 | 2019 | 99-year Leasehold | Tanah Merah MRT - 0.4 km |
| Sky Eden @ Bedok | D16 | S$2,100 to S$2,300 | 2027 | 99-year Leasehold | Bedok MRT - 0.3 km |
| Tembusu Grand | D15 | S$2,400 to S$2,600 | 2027 | 99-year Leasehold | Tanjong Katong MRT - 0.1 km |
| The Continuum | D15 | S$2,700 to S$2,900 | 2028 | Freehold | Katong Park MRT - 0.3 km |
These are indicative figures only, sourced from URA caveats and publicly available data (ura.gov.sg), and do not constitute an offer or quote. Actual pricing will be confirmed at launch.
INVESTMENT THESIS
Rental Demand Drivers for the East Corridor
Rental demand in Singapore’s East Coast continues to be supported by several consistent tenant groups, making the neighbourhood one of the most resilient in the market. Based on URA’s rental data, median rents for properties within Bedok Town have remained stable over the past year, reflecting unwavering demand.
Key demand drivers include professionals working in nearby business hubs, aviation and logistics staff linked to Changi, healthcare workers from regional hospitals, and families seeking good schools with convenient transport access. The presence of Bedok MRT and strong amenities further enhances attractiveness for tenants. These combined factors create a steady rental pool that supports long term occupancy demand for well-located developments in the East Coast region.
Changi Business Park Tenants
Changi Business Park, or CBP, is home to many multinational corporations such as Standard Chartered, IBM Singapore, and DBS Asia. With over 30,000 professionals, rental demand continues to be spurred by those who prefer a shorter commute to work. Bedok Town serves as a natural residential catchment, and future MRT connectivity via the Thomson East Coast Line will further enhance travel efficiency, making the area even more attractive for working professionals.
Changi Airport Workforce
The Changi Airport ecosystem supports around 50,000 workers, including airline staff, engineers, and ground operations teams, and this workforce is expected to expand significantly with the development of Changi Airport Terminal 5. Many employees prefer living within a short distance for shift convenience and shorter commute time. Developments along New Upper Changi Road benefit strongly from this demand, offering quick access to one of Singapore’s most important employment hubs and sustaining steady rental interest over time.
Singapore Expo and SUTD
The vicinity of Singapore Expo, Max Atria, and Singapore University of Technology and Design creates consistent rental demand from academics, researchers, and business travellers. The area hosts exhibitions, conferences, and university activities year-round, supporting a steady flow of short and mid term tenants. Many prefer furnished units close to the East region for convenience, making nearby residential developments attractive for flexible and well-connected living options.
East Coast Expatriate Pool
Singapore’s East Coast remains a preferred residential choice for expatriate families due to proximity to countless recreational opportunities as well as international schools such as United World College of South East Asia (East Campus), Global Indian International School (East Coast Campus), and Canadian International School (Tanjong Katong Campus). Combined with lifestyle amenities along East Coast Road, dining options, and recreational spaces, the area offers strong liveability. Families are drawn to short commutes, established neighbourhoods, and a comfortable coastal lifestyle, supporting consistent rental demand in District 16.
This section highlights general market and location factors only and does not provide or imply any rental yield, capital appreciation, or investment performance expectations. All readers are encouraged to carry out their own independent research and seek advice from a qualified financial professional before making any property decisions. Information referenced is based on publicly available sources from the Urban Redevelopment Authority, Land Transport Authority, and Changi Airport Group. The content has been prepared and reviewed by a CEA-licensed salesperson, with registration details available upon request.
FLOOR PLANS
Unit Types
New Upper Changi Road Residences offer a range of unit sizes. One-bedroom units are typically about 450 sq ft, two-bedroom units about 650 sq ft, three-bedroom units about 900 sq ft, and the most luxurious units about 1,600 sq ft.
Exact sizes and the full price list have yet to be confirmed, so register your interest now to receive official updates as and when the information is ready.
1-Bedroom
Size TBC
Price TBC
2-Bedroom
Size TBC
Price TBC
3-Bedroom
Size TBC
Price TBC
4-Bedroom
Size TBC
Price TBC
THE DEVELOPER
The Developer
New Upper Changi Road Residences is developed by TBC. Discover the developer's track record and commitment to quality.
About Developer →Frequently Asked Questions About New Upper Changi Road Residences
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