A joint venture between CapitaLand, UOL, and SingLand has secured the New Upper Changi Road Government Land Sales (GLS) site with a top bid of $1,537 per square foot per plot ratio (psf ppr). This rare site in the mature town of Bedok attracted four bids from prominent developers, highlighting its desirability due to its proximity to transport, amenities, and schools.
The site sets a new benchmark for pure residential land in the Outside Central Region (OCR). Bedok’s popularity is evident, with the previous project, Sky Eden@Bedok, achieving a 75% sales rate during its launch weekend, with a median price of $2,404 psf in 2026. Additionally, a record $1.45m was paid for a 5-room flat in Bedok South Horizon in August 2026.
Mark Yip, CEO of Huttons Asia, noted the scarcity of available land parcels near Bedok MRT station, with this likely being the last within walking distance. The station is less than 300 metres away, enhancing the site’s appeal. The area is well-served by an integrated transport hub, Bedok Mall, Bedok Sports Hall, Heartbeat @ Bedok, and hawker centres, with the East Coast Parkway (ECP) and Pan Island Expressway (PIE) nearby.
The demand for the site is expected to come from the neighbouring Opera Estate and approximately 1,000 flats meeting the five-year Minimum Occupation Period (MOP) from 2026 to 2028. Families will benefit from the proximity of three primary schools within 1 kilometre of the site.
