Bedok Rise GLS: Price, Site and Launch Guide
380 units on a 218,507 sq ft site that Allgreen paid $1,330 psf ppr for — almost exactly what the four-developer consortium paid for the Bayshore mega-site, on a plot a third the size.
Upcoming launch — estimated Q1 2027
In short: Bedok Rise GLS is a 99-year leasehold condominium of 380 units in District 16, on a 218,507 sq ft site that Allgreen Properties won for $464.8 million, or $1,330 per square foot per plot ratio, awarded 27 November 2025. Launch is expected around Q1 2027. No price list has been released; my land-cost model points to a launch average near $2,380–$2,600 psf.
Bedok Rise GLS at a glance
Sources: URA Government Land Sales tender record, awarded 27 November 2025 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Bedok Rise, District 16 — Bedok, Upper East Coast, Eastwood, Kew Drive · Outside Central Region |
|---|---|
| Developer | Allgreen Properties Limited |
| Tenure | 99-year leasehold |
| Site area | 218,507 sq ft |
| Gross floor area | 349,474 sq ft · plot ratio ≈ 1.60 |
| Land price | $464.8 million · $1,330 psf ppr |
| Total units | 380 |
| Average unit size | ≈ 920 sq ft — GFA ÷ unit count, a planning figure, not a floor plan |
| Nearest MRT | Tanah Merah (East–West Line + Changi Airport branch (EW4 / CG)) · Bedok (East–West Line (EW5)) · Sungei Bedok (TEL / Downtown Line interchange (TE31 / DT37)) |
| Expected launch | Estimated Q1 2027 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released. Modelled range $2,380–$2,600 psf — see the pricing section |
Swipe to see the full table →
My take
The honest read on Bedok Rise GLS
Two eastern sites were awarded within months of each other at almost identical land cost: Bayshore Drive at $1,323 psf ppr and this one at $1,330. The difference is that Bayshore is 617,848 sq ft split across four developers, and Bedok Rise is 218,507 sq ft held by one. Same land price, completely different products.
Allgreen owning it alone matters. A single owner with no consortium to satisfy makes pricing decisions in one room, and Allgreen has a long-established habit of holding its price and selling through slowly rather than clearing stock on a launch weekend. If you are hoping for a soft first phase here, that is not the pattern this developer has.
At 380 units on a plot ratio of about 1.6, this is a genuinely mid-density project — not the tower-and-podium format that dominates OCR launches. Low plot ratio in Singapore usually means fewer storeys, more ground-level landscaping, and a project that feels less like a vertical estate. It also means fewer units carrying the maintenance, so budget for that.
The location argument rests on Tanah Merah. It is an East–West Line stop and the junction for the Changi Airport branch, which makes it unusually useful if anyone in the household works airside or travels constantly. It is also a straightforward run into the CBD without a change.
The honest weakness is that this is a quiet residential pocket rather than a town centre. Bedok Mall, the hawker centre and the wet market are a bus or a stop away, not downstairs. Some buyers want exactly that. Others discover after moving in that they wanted the noise.
This suits you if you want the east at mid-density rather than in a 1,700-unit precinct, you value a rail interchange with the airport branch, and you would rather have a quieter address with amenity a short ride away than a mall under your feet.
Skip it if you are shopping on price. Allgreen rarely discounts, and at the same land cost as the far larger Bayshore site there is no structural reason for this one to come out cheaper. Skip it too if you need retail and food downstairs.
Pricing
Bedok Rise price: the land cost and what it implies
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
Allgreen paid $464.8 million for the site, or $1,330 per square foot per plot ratio, awarded on 27 November 2025. That is a matter of public record and it anchors everything below.
One adjustment worth making in your head: a 380-unit project has a smaller marketing budget and a shorter sales runway than a 1,700-unit one, which usually pushes the developer toward the middle of the margin band rather than the bottom. I would not plan on an aggressive first phase here.
My model. Land cost is fact; every other line is a stated assumption. Nothing here is a price list.
| Line | $ psf | Where it comes from |
|---|---|---|
| Land | $1,330 | Confirmed — URA GLS tender, awarded 27 November 2025 |
| Construction | $520 | My assumption for a mid-size Outside Central Region condominium in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $2,128 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,380–$2,600 | An estimate, not a price |
Swipe to see the full table →
Two things this model cannot know: the unit mix, and how hard the developer wants to clear the first weekend. A mix weighted to compact units lifts the average psf without changing the maths above; a developer under ABSD time pressure prices at the bottom of the band and moves stock. When Allgreen releases the real price list I will publish it here and leave this estimate visible next to it, right or wrong.
The site
The site: 380 units at a plot ratio of about 1.6
The parcel is 218,507 sq ft with an implied gross floor area of about 349,000 sq ft — a plot ratio of roughly 1.60. Across 380 units that averages out at about 920 sq ft per home, which is a mainstream family mix rather than a shoebox-heavy investor mix.
A plot ratio of 1.6 in the Outside Central Region generally translates into mid-rise blocks with real space between them, not a pair of towers on a podium. If you have walked a project and thought "this feels open", low plot ratio is usually why.
The trade-off is the maintenance base. 380 units carrying a full facilities deck costs more per household per month than 1,700 units carrying the same deck. Ask for the projected maintenance figure at the showflat and put it in your monthly numbers before you fall in love with a stack.
Location
Where Bedok Rise GLS actually is
The site is in the Bedok Rise pocket of District 16, in the residential belt between New Upper Changi Road and the Bedok Reservoir corridor. It is close to the Tanah Merah interchange, which is the practical anchor for the address.
Tanah Merah is on the East–West Line and is where the Changi Airport branch splits off. That combination is genuinely useful and genuinely rare — it is a straight run to Raffles Place in one direction and to the airport in the other with a single change.
For daily life, Bedok town centre carries the load: Bedok Mall, the Bedok Interchange hawker centre and the wet market are the local staples, and Siglap and Upper East Coast Road cover the eating-out side. East Coast Park is a short drive rather than a walk.
| Station | Line | Note |
|---|---|---|
| Tanah Merah | East–West Line + Changi Airport branch (EW4 / CG) | The interchange that makes this address work |
| Bedok | East–West Line (EW5) | One stop west, with Bedok Mall and the hawker centre |
| Sungei Bedok | TEL / Downtown Line interchange (TE31 / DT37) | Adds a second line to the precinct |
Swipe to see the full table →
Site coordinates for this parcel are 1.32622893, 103.94611453 — check the exact walk yourself before you rely on anyone's number, mine included.
Who is building it
Who is building it: Allgreen Properties
Allgreen Properties is the Singapore property arm of the Kuok Group, and it has been developing here since the 1980s. Recent work includes Fourth Avenue Residences and Royalgreen in Bukit Timah, Juniper Hill in Newton, and One Pearl Bank in Outram — a portfolio weighted toward well-located mid-size projects rather than volume.
The pattern buyers should note is pricing behaviour. Allgreen has historically been willing to sell slowly and hold its price rather than discount to clear a launch weekend. Several of its projects took years to sell through and did not soften materially while doing so. That is a real consideration if your plan depends on buying into a soft opening phase.
On delivery, the record is solid. Build quality across the Fourth Avenue and Royalgreen projects has held up, and the group is not a first-time developer taking a punt on a single site.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within about 8–9 weeks, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
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Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
Bedok Rise vs the other eastern pipeline sites
Three eastern sites are in the pipeline at once, and the land costs are close enough that the differences come down to scale and to who owns them.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 7 August 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Bayshore Drive GLS | D16 Bayshore | Est. 1,600–1,800 | $1,323 | Est. 4Q 2027 | Nearly identical land cost, roughly five times the size, four owners instead of one |
| Tanjong Rhu Road GLS | D15 Tanjong Rhu · RCR | 525 | $1,455 | Est. Q2 2027 | A step up in land cost and in address; waterfront rather than heartland |
| Resale condos in Bedok | D16 · existing stock | — | n/a | Available now | Larger layouts for the money and no three-year wait. The comparison most buyers skip |
Swipe to see all columns →
The Bayshore comparison is the one that decides this for most people: same land cost, very different projects. If facilities and precinct scale matter more to you than density, Bayshore wins. If you want a quieter mid-rise address near a rail interchange, this one does.
Timeline
When Bedok Rise GLS launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 27 November 2025 | Confirmed |
| Showflat preview | Estimated Q1 2027 | Expected |
| E-application window | Announced about 2 weeks before booking | Expected |
| Booking day | Typically 1–2 weeks after preview opens | Expected |
| Estimated TOP | Not yet published | Expected |
Swipe to see the full table →
- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within about nine weeks you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
Bedok Rise GLS: questions people actually ask
No price list exists yet. From the confirmed $1,330 psf ppr land cost, a $520 psf construction assumption and 15% for soft costs, breakeven lands near $2,128 psf, which points to a launch average of roughly $2,380–$2,600 psf. That is my estimate, not the developer's.
380 units, per the project data filed for the site. On an implied gross floor area of about 349,000 sq ft, that averages roughly 920 sq ft per unit — a family-weighted mix rather than a compact investor mix.
Allgreen Properties Limited, the Singapore property arm of the Kuok Group. It won the site for $464.8 million in a URA Government Land Sales tender awarded on 27 November 2025.
Tanah Merah (EW4), which is both an East–West Line stop and the junction for the Changi Airport branch. Bedok (EW5) and the Sungei Bedok TEL/Downtown interchange (TE31/DT37) are also in the area. Measured walking times go up here once I have walked them.
Around the first quarter of 2027 is the current expectation. No preview date has been confirmed. Register and I will send it to you the day it is announced.
It depends entirely on your holding period and your alternative. At a modelled $2,380–$2,600 psf with a 2027 launch and TOP some years after, you are buying a rental yield that does not start for several years. Against existing Bedok resale stock, which yields from day one, the new launch has to win on capital growth alone. I will run both sets of numbers with you rather than tell you a launch is always the better buy — it often is not.
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Showflat slots go by appointment once the preview opens. Tell me your preferred day and I will confirm a slot. If you would rather just ask a question first, that is fine too — most people do.
Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against