Trying to work out what a unit at Bedok Rise Residences could cost? Start with the land bid, then look at what buyers paid at the condominiums around the same MRT station, and you have the floor and the range a launch price has to sit within.
The land bid was S$464.8 million. That is the floor.
The range comes from the neighbours: Sceneca Residence beside the same station, the two live 99-year launches in the east, and the completed condominiums within a few hundred metres of the gantry. Together they give you a band to read the price list against when it arrives with the preview materials.
What follows is how each of those numbers is built, and where the estimate on our price list page came from.
How S$464.8 million becomes $1,330 per square foot
Bedok Rise Residences sits on the Bedok Rise Government Land Sales parcel, or GLS parcel, in District 16, next to Tanah Merah MRT station on the East-West Line. The Urban Redevelopment Authority, or URA, describes it as the last residential plot beside the station, which is partly why the tender drew 10 bids and became the most contested GLS residential tender of 2025.
The winning bid was S$464.8 million, which works out to around $1,330 per square foot per plot ratio. It came from Bellis Residential, a vehicle of Allgreen Properties, the Singapore real-estate arm of the Kuok Group.
Per square foot per plot ratio, or psf ppr, is the land price spread across every square foot the developer is allowed to build. The arithmetic is short.
The site is 20,293.6 sqm, about 218,507 sq ft, and the plot ratio of 1.6 caps the gross floor area at 32,470 sqm. Spread S$464.8 million across that maximum floor area, converted to square feet, and you get roughly $1,330 for each buildable square foot.
When we read a tender result, the first thing we do is divide the bid by the maximum gross floor area and leave the site area out of it, because the site area is the land you walk on and the floor area is the space that gets sold. Divide by the wrong one and the land looks cheaper than it is.
Hoi Hup Realty was second at S$462.8 million, or $1,324 psf ppr, a margin of about 0.4 per cent. Two bids that close, out of 10, is the market’s own reading of what this plot is worth, and Allgreen’s is the number that stuck.
Land is only one part of the bill
Construction, financing, marketing, and the developer’s margin all sit on top before a selling price is set.
Each is recovered through the price per square foot of the apartments, spread across the saleable area, which is smaller than the full gross floor area. The tender covers land only.
That is why $1,330 psf ppr sets the floor beneath a launch price and says nothing about the ceiling. URA estimates around 380 homes on the parcel, and the zoning is fully residential, with no commercial component.
Daily amenities sit next door instead, at Sceneca Square, the retail podium beside Tanah Merah MRT, 338 m from the centre of the parcel. Bedok Mall is one MRT stop west.
The tenure is 99 years, running from the Government Land Sales award on 2 December 2025.
What buyers paid at the launches nearby
This is the comparison that matters. Here are other developer-sold apartments in the same part of Singapore, with every figure the median price buyers actually paid.
Sceneca Residence is the closest comparison. It sits beside the same MRT station on the same 99-year lease, it sold at around $2,080 psf at launch in January 2023, and all 268 units are gone.
The two 2026 launches show how much the east has moved since. Pinery Residences, on a 99-year lease from 2025, has a median of $2,537 psf across 411 transactions in the 12 months to August 2026, with prices paid running from $2,340 to $2,728.
Vela Bay on Bayshore Road, also 99 years from 2025, has a median of $2,861 psf across 385 transactions, and its prices paid ran from $2,532 to $3,302.
Both are still selling, Pinery at 548 of 588 units by May 2026 and Vela Bay at 371 of 515 by the same month.
When we compare launches, we use the median price buyers paid over the last 12 months, October 2025 to August 2026, and we ignore the asking price on a brochure.
A median across 411 transactions is what the market settled on. An asking price is what one party hoped for.
Sceneca at launch, Pinery today, and Vela Bay today are the three points a 2027 launch beside Tanah Merah MRT will be read against.
The completed condominiums around the station
Here are the completed projects a buyer would be comparing against, over the same 12 months. The newer developments sit at the top of the range.
| Project | Year | Median price paid | Transactions |
|---|---|---|---|
| Grandeur Park Residences | 2019 | $2,019 psf | 33 |
| The Glades | 2013 | $1,731 psf | 32 |
| Urban Vista | 2012 | $1,635 psf | 31 |
| Optima @ Tanah Merah | 2008 | $1,566 psf | 8 |
| Eco | 2012 | $1,554 psf | 31 |
| Casa Merah | 2006 | $1,534 psf | 22 |
| The Clearwater | 1997 | $1,401 psf | 9 |
| The Tanamera | 1990 | $1,240 psf | 4 |
| East Meadows | 1998 | $1,239 psf | 14 |
| Tanamera Crest | 2000 | $1,166 psf | 7 |
URA caveats read on 15 September 2026. These are prices buyers actually paid, not asking prices.
Caveats are filed after a sale and can take a few weeks to show up, so the latest months may still fill in.
Grandeur Park Residences leads the pack at $2,019 per square foot. It completed in 2019.
That makes it the nearest thing to a modern benchmark around this station.
Neighbouring developments sit between roughly 110 m and 310 m from the gantry. The centre of the new parcel is 241 m from the station in a straight line, so a resident here would be walking about as far as the people in that table do.
The spread between Grandeur Park and the older blocks, all within a few hundred metres of the same gantry, is mostly age and lease length. Newness carries a premium here, and a fresh 99-year lease is about as new as it gets.
Freehold costs less extra than most buyers think
Across District 16 condominium resales over the 24 months to August 2026, freehold and 99-year leasehold medians sit within two per cent of each other.
The new launches say the same thing. Bagnall Haus on Upper East Coast is freehold, with a median of $2,494 psf across 91 transactions from January 2025 to April 2026, which puts it slightly under 99-year Pinery Residences at $2,537 and well under 99-year Vela Bay at $2,861.
That window is its whole launch run, not the 12 months used for the others. Bagnall had sold 104 of its 113 units by May 2026, so most of its pricing history sits outside the recent window.
A freehold launch selling below both leasehold launches is the clearest version of the point. Tenure explains little here.
In this district, station distance and age move the price per square foot more than tenure does.
Where the $2,300 to $2,700 range comes from
What the numbers above support is a range, and the workings are worth showing. The inputs are already on this page: the land cost of $1,330 psf per plot ratio, and comparable 99-year launches in the east selling at medians of $2,537 to $2,861 psf.
Sceneca Residence, beside the same station, achieved about $2,080 psf at its January 2023 launch. A 2027 launch on the last plot by the station would be expected to sit above that, and below the top of the Bayshore range.
On that reading, roughly $2,300 to $2,700 psf is where the comparables point. That band is not a price.
It is an inference drawn from neighbouring projects, not a developer figure, and the actual launch price could fall outside it.
When we build a range like this, we anchor it to the nearest project on the same station and to the two live launches, and we publish the workings so you can redo them against the price list on the day. The band moves with Pinery and Vela Bay, so a shift of a few hundred dollars per square foot at either launch before the preview shifts this band too.
What to do with these numbers before the preview
A price per square foot only becomes a price once you multiply it by a unit size, and the unit sizes arrive with the floor plans. The Bedok Rise Residences floor plan is where those sizes sit once the preview materials are out, expected in early 2027.
Multiplying each size by the comparables above is the quickest way to see whether a launch price is in line with the neighbours or ahead of them. Bring the table to the showflat.
Registration of interest is open, and the showflat location and appointment slots are shared with registered buyers when the developer announces them. Until then, the land bid, the neighbours, and the freehold gap are the three facts every price you see has to be measured against.