About Bedok Rise Residences
Bedok Rise Residences* is a new 99-year leasehold private condominium by Bellis Residential Pte. Ltd., a wholly owned subsidiary of Allgreen Properties Ltd, offering approximately 380 homes along Bedok Rise, fronting Tanah Merah MRT.
*Working name until the developer names the project.
Bedok Rise Residences key facts
- Developer
- Allgreen Properties, through Bellis Residential Pte. Ltd.
- Location
- Bedok Rise, District 16. Unit address not announced
- Name
- The project name is not announced yet
- Type
- Private condominium
- Tenure
- 99-year leasehold
- Homes
- About 380, as estimated by URA
- Site
- 20,293.6 sqm (about 218,400 sq ft)
- Height
- Up to 12 storeys, five facing the landed homes, as required by the land tender
- Nearest MRT
- Tanah Merah (East-West Line)
- Bedroom types
- Once released
- Prices
- Once released
- Preview and booking
- Once announced
- Completion
- Once announced
- Last updated
- 30 Oct 2026
Bedok Rise Residences price list and prices nearby
No price list has been released, so there is no price to quote yet. The prices come with the developer's preview, and a fair comparison with nearby launches has to wait for it.
Prices nearby
| Project | What it is | Prices reported |
|---|---|---|
| Sceneca Residence, 268 homes, by Tanah Merah MRT | Launched January 2023 at about S$2,072 psf, fully sold | 3Q 2025 resale median S$2,341 psf |
| Vela Bay, 515 homes, Bayshore | New launch, April 2026 | 371 sold over the launch weekend at an average of S$2,886 psf |
| Grandeur Park Residences, 720 homes | Resale | Roughly S$1,900 to S$2,120 psf, March to May 2026 |
| The Glades, 726 homes | Resale | Mostly S$1,700 to S$1,850 psf in 2026 |
| Urban Vista, Casa Merah, Optima@Tanah Merah | Older resale condos | 3Q 2025 medians from S$1,486 to S$1,626 psf |
These are other projects nearby, not this one's prices, which aren't out yet.
Ten developers bid for this site, the most for a government residential site since 2021, and the top two were only 0.4% apart. Allgreen won at about S$1,330 psf per plot ratio. That compares with S$930 for Sceneca Residence's site in 2020 and S$1,537 for New Upper Changi Road near Bedok MRT in 2026. Land cost isn't a selling price, but it's why this launch is unlikely to start at Sceneca's 2023 prices.
Be first to get the price list once it's out
Send Me The Price ListHow you pay for Bedok Rise Residences
Bedok Rise Residences will be bought while it is still being built, so you don't pay the whole price at once. You pay 5% in cash to book, 15% when you sign the Sale and Purchase Agreement, and the rest in stages as the building goes up. The bank loan is drawn down the same way, so the monthly instalments start small and rise.
| Stage | Of the price |
|---|---|
| Booking (option to purchase) | 5%, cash |
| Sale and Purchase Agreement | 15% |
| Foundation | 10% |
| Reinforced concrete framework | 10% |
| Partition walls | 5% |
| Roofing and ceiling | 5% |
| Door and window frames, wiring, plumbing | 5% |
| Car park, roads and drains | 5% |
| TOP (keys) | 25% |
| Legal completion (CSC) | 15% |
The standard schedule for homes under construction; the exact stages are in your Sale and Purchase Agreement. Stamp duty and legal fees are paid on top.
Loans and CPF
- A bank loan covers up to 75% of the price on your first home loan
- All your monthly debt repayments together can't be more than 55% of your gross monthly income
- Banks test what you can afford at a 4% interest rate, whatever the actual rate
- After the 5% booking fee, CPF Ordinary Account savings can pay the later stages, stamp duty and monthly instalments, within CPF limits
Stamp duty
| Part of the price | Buyer's Stamp Duty |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 | 4% |
| Next S$1.5 million | 5% |
| Above S$3 million | 6% |
Charged on the price or the market value, whichever is higher. A Singapore Citizen buying a first home pays no Additional Buyer's Stamp Duty; a second home, and buyers who aren't Citizens, pay more. Rules can change, so check your own figures with your bank or lawyer.
Work out your numbers once the price list is out
Send Me The Price ListBedok Rise Residences floor plans and unit mix
About 380 homes are planned, as estimated by URA; the developer's final number may differ. The bedroom types, sizes, floor plans and facilities are not released yet and come with the e-brochure at the preview.
As required by the land tender, a mature Ficus superba heritage tree must be kept on the site, and a covered linkway to The Glades next door is part of the requirements.
Get the floor plans for the bedroom type you want
Send Me The Floor PlansBedok Rise Residences e-brochure
The Bedok Rise Residences e-brochure isn't released yet. The developer releases it at the preview, with the floor plans, sizes and facilities.
Get the e-brochure as soon as it's out
Send Me The E-BrochureBedok Rise Residences location: Tanah Merah MRT
The site is in the Tanah Merah corner of Bedok, in District 16. Tanah Merah MRT is in front, the Limau Estate landed homes to the south, Grandeur Park Residences to the west and The Glades to the east.
Getting around
Tanah Merah MRT on the East-West Line runs direct to the city, and the Changi Airport branch starts here, with Expo one stop and Changi Airport the next. Bedok town centre is one stop west. A measured walking time will be shared once the site plan and entrances are known.
Schools in the area
School distances depend on the final address, which is not out yet. Check MOE's tools once it is known; living nearby never guarantees a place.
Food and daily needs
Sceneca Square, the new mall next to Tanah Merah MRT, has a 10,000 sq ft supermarket, shops and restaurants. Simpang Bedok is known for eateries that stay open late, such as Ah Lim Mee Pok, KL Damansara Chilli Ban Mee and halal dim sum at Enak Enak. One stop west are Bedok Mall, Bedok Interchange Hawker Centre and Heartbeat@Bedok, with an eight-lane pool, a library and a polyclinic.
Parks and nature
Bedok Reservoir Park has waterside trails and Forest Adventure, a treetop obstacle course.
What's planned for the area
- Tanah Merah as an East-West and Thomson-East Coast Line interchange, expected in the mid-2030s
- The Thomson-East Coast Line extension to Changi Terminal 5, expected in the mid-2030s
Who this location suits
East-side families who want to stay near the food and shops they know, and frequent flyers and Changi corridor workers who want the airport close.
The developer: Allgreen Properties
Allgreen Properties is the Kuok Group's Singapore developer, bidding here through Bellis Residential Pte. Ltd. Its past homes include Pasir Ris 8, Fourth Avenue Residences, Juniper Hill, Royalgreen and Promenade Peak, and its portfolio includes Tanglin Mall.
Questions worth asking at the preview
- The site plan and the way to Tanah Merah MRT
- Which stacks face the MRT line and which face the landed homes
- The bedroom mix and facilities
- The expected TOP date and maintenance fees
Bedok Rise Residences launch timeline
- 27 November 2025The tender closes with ten bids
- 2 December 2025The site is awarded to Allgreen Properties
- Not yet announcedPreview, prices and booking day
- Not announcedCompletion (TOP)
- Mid-2030sThomson-East Coast Line interchange at Tanah Merah, expected
Bedok Rise Residences FAQ
When does it launch?
The developer has not announced a preview or booking date yet. We'll update this page as soon as it does.
How much will it cost?
Prices have not been released. They come with the price list at the preview.
How near is the MRT?
The site is the last land parcel fronting Tanah Merah MRT. A measured walking time will be shared once the site plan and entrances are known.
How do I get to the airport?
Tanah Merah is where the Changi Airport branch starts. Expo is one stop and Changi Airport the next.
Why did ten developers bid?
It is the last land parcel fronting Tanah Merah MRT, a station planned to become an interchange. Ten bids is the most for a government residential site since 2021.
How tall will it be?
Up to 12 storeys, with a five-storey cap facing the landed homes, as required by the land tender.
How many homes are there?
About 380, as estimated by URA. The developer's final number may differ.
Can I buy before my HDB MOP ends?
No. Your flat needs to reach its MOP before you buy private property.
Will it be more expensive than Sceneca Residence?
Sceneca Residence launched in 2023 at about S$2,072 psf. This project's prices aren't out yet, so a fair comparison has to wait for the price list.
Is there an early bird discount?
No offer has been announced.
What is the Thomson–East Coast Line plan?
Tanah Merah is planned to become an interchange with the Thomson–East Coast Line, expected in the mid-2030s, with links to Changi Airport and the future Terminal 5.
Where do I shop and eat?
Sceneca Square next to the station has a supermarket, and Bedok Mall is one stop west. Simpang Bedok, near Tanah Merah MRT, is known for late-night food, and Bedok Interchange Hawker Centre is one stop away.
Is it noisy?
The site sits beside landed homes, with a five-storey cap on that side, as reported. The final layout and orientation aren't released yet.
Which primary schools are within 1 km?
Not verified yet. Distance bands depend on the final address, and living nearby never guarantees a place.
What is the tenure?
99-year leasehold.
What will it be called?
The developer hasn't announced the official name.
Who is the developer?
Allgreen Properties, the Kuok Group's Singapore developer, whose past homes include Pasir Ris 8, Fourth Avenue Residences and Promenade Peak.
Where can I see the Bedok Rise Residences floor plans?
They aren't released yet. The developer releases them with the e-brochure at the preview. Leave your details and we'll send them to you as soon as they're out.
Where can I get the Bedok Rise Residences e-brochure?
It isn't released yet. The developer releases the e-brochure at the preview. Leave your details and we'll send it to you, with the price list and floor plans, as soon as it's out.
More about Bedok Rise Residences
About Bedok Rise Residences
The last land parcel fronting Tanah Merah MRT. Changi Airport two stops away. A new home by Allgreen Properties in a setting beside the Limau Estate landed homes. Bedok Rise Residences brings about 380 homes to a station-fronting address with established food, shopping and transport connections around it. Here is why this launch is worth a close look.
What you're buying
Bedok Rise Residences is a new 99-year leasehold private condominium by Bellis Residential Pte. Ltd., a wholly owned subsidiary of Allgreen Properties Ltd. Allgreen Properties is part of the Kuok Group. Bedok Rise Residences occupies 20,293.6 sqm of land at Bedok Rise, with a maximum gross floor area of 32,470 sqm.
The name Bedok Rise Residences is a working name until the developer names the project. The core offer is a new private home at Tanah Merah, in an established residential area with both landed houses and condominiums. For East-side buyers, it brings a new-home choice into a location that already has a residential identity.
Location
Fronting Tanah Merah MRT
Bedok Rise Residences fronts Tanah Merah MRT, EW4, on the East-West Line. One stop west is Bedok, with Bedok Mall and the town centre. On the airport branch, Expo is one stop away and Changi Airport is the next. The station combines city-bound services with the start of the airport connection.
Paya Lebar and Raffles Place are on the same East-West Line from Tanah Merah, with no change of train needed. For buyers working in those districts, the address offers a direct rail route from the station in front of home. The East-West Line gives the location a city connection as well as its airport role.
For frequent flyers, the airport branch is a particular strength. Tanah Merah is where that branch begins, placing the airport two stops from the home station. It makes the airport connection a specific reason to favour this address in the East.
Sceneca Square beside the station
Sceneca Square is next to Tanah Merah MRT, within the Sceneca Residence complex. Its retail mix includes a 10,000 sq ft supermarket, shops and restaurants. For Bedok Rise Residences, that adds a named retail destination beside the same station that anchors the home address.
The supermarket is a substantial part of that offer. Groceries sit alongside shops and restaurants within the station-side complex, bringing different everyday needs into one named destination. It strengthens Tanah Merah's role as more than a place to catch the train.
Bedok Mall and the integrated transport hub
Bedok Mall is part of the Bedok Integrated Transport Hub at Bedok MRT, with an air-conditioned bus interchange. That puts a larger mall and a bus hub in the neighbouring town centre. For Bedok Rise Residences, the wider shopping offer extends beyond the retail beside Tanah Merah.
Heartbeat@Bedok: sport, books and healthcare
Heartbeat@Bedok includes an eight-lane pool, badminton courts and a gym. It also contains Bedok Public Library and Bedok Polyclinic. Those named facilities bring sport, reading and healthcare into one community hub in Bedok.
For a family staying in the East, the combination has practical value across generations. The pool and library serve different needs from the polyclinic, yet all belong to the same hub. Bedok Rise Residences gains part of its family appeal from that wider town-centre provision.
Simpang Bedok and its late-night food
Simpang Bedok is near Tanah Merah MRT, at the junction on Bedok Road, and is known for eateries that stay open late. The food choices include Ah Lim Mee Pok, KL Damansara Chilli Ban Mee and Happy Dining Seafood for chilli crab. Enak Enak adds halal dim sum to the mix.
That gives Bedok Rise Residences a food identity beyond generic shopping-centre dining. Simpang Bedok brings named dishes and eateries into the surrounding neighbourhood, with late-night food as a distinctive part of its appeal. For buyers already familiar with Bedok, these are reasons to stay rooted in the area.
Bedok Interchange Hawker Centre
Bedok Interchange Hawker Centre adds another established food destination in Bedok town centre. Song Zhou Luo Bo Gao serves black and white carrot cake, while Bedok Chwee Kueh has its original stall there. These named stalls add local character to the town-centre food offer around Bedok Rise Residences.
Bedok Reservoir Park
Bedok Reservoir Park has waterside trails, floating decks and Forest Adventure, a treetop obstacle course. It gives the wider Bedok area an outdoor destination with both waterside space and a distinct activity. For families who value outdoor recreation, the park adds another dimension beyond the station and shopping connections.
School
A new home while staying in the East
For families already established around Bedok and Tampines, staying in the East preserves a familiar part of family life. Bedok Rise Residences offers a new private-home option within that wider area. The attraction includes the relationships and school community a family has already built, alongside the move into a new home.
Primary 1 registration by residential address
Home-to-school distance forms part of Primary 1 registration priority, based on the residential address. Admission follows the applicable registration rules. For parents with children already in school, staying with the same school also preserves friendships and familiar routines through the move.
Why this project?
The last station-fronting land parcel
Bedok Rise Residences occupies the last land parcel fronting Tanah Merah MRT. That is a specific position within an established station neighbourhood. Buyers seeking a new home directly in front of this station have a clearly defined reason to focus on Bedok Rise Residences.
Up to 12 storeys, with a five-storey edge
The land tender requires Bedok Rise Residences to stay within a maximum of 12 storeys, with a five-storey cap on the side facing the landed homes on Bedok Rise. The lower edge is part of the planning requirement, shaping how the new buildings meet the adjoining landed streets.
For buyers who favour the scale of the landed neighbourhood, that five-storey edge is a meaningful feature. Bedok Rise Residences brings a new condominium into the setting with a lower building limit along that boundary. The relationship with the neighbouring houses is built into the planning.
About 380 homes on more than two hectares
Bedok Rise Residences has about 380 homes on 20,293.6 sqm of land. That is roughly 53 sqm of land per home across the whole project. The figure gives a sense of the land supporting the residential community at this station-fronting address.
The home count gives Bedok Rise Residences a distinct scale within the new East-side supply. The New Upper Changi Road project near Bedok MRT has about 1,010 homes, making Bedok Rise Residences less than half that size by home count. For buyers drawn to a smaller residential community, the difference adds another reason to favour the Tanah Merah option.
A retained Ficus superba heritage tree
A mature Ficus superba heritage tree must be retained within Bedok Rise Residences as required by the land tender. That brings an existing natural feature into the plans for the new homes. The tree gives the future residential landscape a living connection with Bedok Rise before the condominium.
A covered connection to The Glades
A covered linkway connecting Bedok Rise Residences to The Glades is required by the land tender. It makes a sheltered connection to the neighbouring condominium part of the project requirements, adding a specific pedestrian link within the existing residential setting.
The neighbours
Limau Estate, Grandeur Park Residences and The Glades
Limau Estate's landed homes are south of Bedok Rise Residences, Grandeur Park Residences is to the west, and The Glades is to the east. Those named neighbours establish the setting around the new homes: landed streets on one side and established condominium communities on the others.
Grandeur Park Residences recorded resale transactions of roughly S$1,900 to S$2,120 psf from March to May 2026. At The Glades, 2026 resale transactions recorded by 18 July 2026 were mostly S$1,700 to S$1,850 psf. These dated ranges give the immediate neighbourhood a price reference from existing homes.
Sceneca Residence: the January 2023 launch
Sceneca Residence has 268 homes and launched in January 2023. About 60% sold on launch day at an average of about S$2,072 psf. Sceneca Residence was fully sold by the November 2025 record, at an average of about S$2,065 psf. Its residential and retail components add another named chapter to the Tanah Merah station area.
What the price figures mean
Psf means price per square foot: the price of a home divided by its floor area. The neighbouring figures cover different dates and types of sale, from the Sceneca Residence launch to resale transactions at Grandeur Park Residences and The Glades. Together, they show the established private-home market around the new Bedok Rise address.
Vela Bay and Sky Eden at Bedok
In the wider East-side market, Vela Bay has 515 homes and sold 371 over its launch weekend of 25 to 26 April 2026, at an average of S$2,886 psf. Sky Eden at Bedok, a 158-home leasehold project, averaged about S$2,100 psf on its launch day in September 2022. These dated launches add context to the newer residential choices around Bedok and Bayshore.
Who's building it
Allgreen Properties Ltd and Bellis Residential Pte. Ltd.
Bellis Residential Pte. Ltd. is wholly owned by Allgreen Properties Ltd, part of the Kuok Group. Bellis Residential secured the land for Bedok Rise Residences on 2 December 2025. The corporate link places the new homes directly within Allgreen's Singapore residential business.
Ten bids, the strongest contest of 2025
The Bedok Rise tender closed on 27 November 2025 with ten bids, the most for a residential government land sale since the Slim Barracks Rise parcels in September 2021. Bedok Rise was also the most contested residential government land tender to close in 2025. The bid count records broad developer interest in this particular station-fronting address.
S$464.8 million, ahead of Hoi Hup Realty
Allgreen's winning bid was S$464.8 million, about S$1,330 psf per plot ratio. Hoi Hup Realty offered S$462.8 million, about 0.4% below the top bid. The two highest bids were only S$2 million apart, giving the tender a closely matched finish.
Other bidders included a consortium of ABR, LWH, Macly and Roxy-Pacific; a Hong Leong, Hong Realty and TID consortium; and Wing Tai. The land rate is the purchase cost relative to allowable floor area. The tender brings a concrete set of competing property groups behind the interest in Bedok Rise.
Pasir Ris 8 and the Allgreen residential portfolio
Allgreen's Singapore homes include Pasir Ris 8, launched in 2021, and Fourth Avenue Residences, launched in 2019. Juniper Hill and Royalgreen also launched in 2019, with Promenade Peak following in 2025. The portfolio gives Bedok Rise Residences a developer with named residential projects across different parts of Singapore.
Pasir Ris 8 is a particularly relevant reference for East-side buyers: a named Allgreen project in the same wider region. Allgreen's portfolio also includes Tanglin Mall, adding a retail property to its residential background.
Historic quality ratings at completed projects
As at July 2026, the completed Pasir Ris 8 and Royalgreen projects held historic CONQUAS Band 1 ratings. Fourth Avenue Residences and Juniper Hill held Band 2 ratings. These are recorded quality ratings for those completed Allgreen projects, adding specific past-project detail to the developer's portfolio.
Future
2025 rail plans: Tanah Merah as a future interchange
Tanah Merah is being prepared as a planned East-West and Thomson-East Coast Line interchange, with new viaducts, platforms and concourse works. For Bedok Rise Residences, the longer-term transport story concerns the same station that fronts the home address. A planned second line adds a new role to an existing rail location.
Mid-2030s: the planned airport extension
The Thomson-East Coast Line extension plans include converting the airport-branch stations at Tanah Merah, Expo and Changi Airport, with a connection to the new Terminal 5 station. Changi Airport Terminal 5 is scheduled for completion in the mid-2030s. The plan puts the Tanah Merah connection within the airport's next major phase.
September 2026: New Upper Changi Road awarded
The New Upper Changi Road parcel near Bedok MRT was awarded on 4 September 2026 to the UOL, CapitaLand and SingLand joint venture for S$1,425.388 million. About 1,010 homes form part of that project. Alongside Bedok Rise Residences, it adds another new private-home chapter in the wider Bedok area.
Who it suits
Bedok and Tampines HDB upgraders
Your HDB flat has passed its MOP, and you want a private home while staying in the East. Bedok Rise Residences brings the move into the Tanah Merah area, keeping Bedok's established town centre and familiar food destinations within your wider neighbourhood.
Landed owners right-sizing locally
You want a newer home without giving up the part of Bedok you know. Bedok Rise Residences sits beside the Limau Estate landed homes, with the lower building edge facing Bedok Rise. It offers a new condominium option rooted in that existing residential setting.
Frequent flyers and airport-linked households
You want the airport connection to be a practical part of your home address. Bedok Rise Residences places you at the start of the airport branch, with the longer-term rail plans adding another reason to value Tanah Merah's role in the East.
Young families staying close to parents
You want a new home while keeping family ties in Bedok. Bedok Rise Residences combines the station-fronting position with the established amenities of the wider town, giving the move a reason beyond the apartment alone: staying close to the people and places that already matter.
Commuters who work along the East-West Line
You want a direct rail route to your working district and an established residential area around home. Bedok Rise Residences brings those priorities together at Tanah Merah, with Allgreen's local project record behind the new address.
