About New Upper Changi Road Residences
New Upper Changi Road Residences* is a planned 99-year private condominium by CapitaLand Development, UOL Group and Singapore Land Group, with approximately 1,010 homes at New Upper Changi Road and Bedok South Road in District 16.
*Working name until the developer names the project.
New Upper Changi Road Residences key facts
- Developers
- CapitaLand Development, UOL Group and Singapore Land Group
- Location
- New Upper Changi Road, Bedok, District 16. Unit address not announced
- Name
- The project name is not announced yet
- Type
- Private condominium
- Tenure
- 99-year leasehold
- Homes
- About 1,010, as estimated by URA
- Site
- 30,769 sqm (about 331,198 sq ft)
- Nearest MRT
- Bedok (East-West Line)
- Bedroom types
- Two to four bedrooms planned; official mix once released
- Prices
- Once released
- Preview and booking
- Once announced
- Completion
- Once announced
- Last updated
- 30 Oct 2026
New Upper Changi Road Residences price list and prices nearby
No price list has been released, so there is no price to quote yet. The developers say they plan two- to four-bedroom homes to keep total prices realistic. Compare total price and layouts with older Bedok condos once the list is out.
Prices nearby
| Project | What it is | Prices reported |
|---|---|---|
| Vela Bay, 515 homes, Bayshore | New launch, April 2026, over 74% taken up | 2026 median S$2,863 psf |
| Sky Eden@Bedok, 158 homes | Launched 2022 at about S$2,100 psf, completed 2025 | 2026 median S$2,404 psf |
| Sceneca Residence, 268 homes, near Tanah Merah MRT | Launched at about S$2,070 psf, fully sold | 2026 median S$2,312 psf |
| Grandeur Park Residences, 720 homes | Resale, completed 2020 | 2026 median S$2,030 psf |
| Bedok Residences, 583 homes | Resale, completed 2015 | 2026 median S$1,824 psf |
These are other projects in the east, not this one's prices, which aren't out yet.
The land set two records. The S$1.43 billion bid is the highest total ever paid for a purely residential government site, and its S$1,537 psf per plot ratio is the highest for one outside the city fringe, 13.8% above the next bid and above Bayshore Road's S$1,388. The Bedok Rise site next to Tanah Merah MRT went for S$1,330 in December 2025. Land cost isn't a selling price, but expect this launch to be priced above Bedok's existing condos.
Be first to get the price list once it's out
Send Me The Price ListHow you pay for New Upper Changi Road Residences
New Upper Changi Road 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 ListNew Upper Changi Road Residences floor plans and unit mix
About 1,010 homes are planned, as estimated by URA; the final number comes from the developers. Two- to four-bedroom homes are planned. The official mix, sizes, floor plans and facilities come with the launch.
Get the floor plans for the bedroom type you want
Send Me The Floor PlansNew Upper Changi Road Residences e-brochure
The New Upper Changi Road 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-BrochureNew Upper Changi Road Residences location: Bedok town centre
The site is on New Upper Changi Road in Bedok, one of Singapore's most mature towns, beside the Opera Estate landed homes. Exact frontages are not confirmed.
Getting around
The site is within walking distance of Bedok MRT and the air-conditioned Bedok bus interchange, linked with Bedok Mall as one hub. East-West Line trains run direct to Paya Lebar, City Hall and Raffles Place, and Tanah Merah, one stop east, is where the Changi Airport branch begins. Exact walking times depend on the final entrance and block.
Schools in the area
Opera Estate Primary School is within 1 km (straight-line); Primary 1 priority depends on the final address and MOE rules. St. Stephen's School, Red Swastika School, Victoria School, St. Patrick's School and Temasek Junior College are within about 2 km.
Food and daily needs
Bedok Mall sits on top of Bedok MRT, with FairPrice Finest and Uniqlo. Bedok Interchange Hawker Centre has Song Zhou Luo Bo Gao's carrot cake and Bedok Chwee Kueh, and Bedok 85 Fengshan Food Centre is Bedok's well-known supper spot. Heartbeat@Bedok has an 8-lane pool, a gym, Bedok Public Library and Bedok Polyclinic.
Parks and nature
Bedok Reservoir Park has waterside trails and a treetop obstacle course, and East Coast Park is part of weekend life in this part of Bedok.
Good to know
The site is near a busy town centre, so stack orientation matters. Ask about quieter stacks facing away from main roads once the site plan is released.
Who this location suits
Bedok families who want to upgrade without leaving the town centre, and commuters who want the East-West Line without needing a car.
The developers: CapitaLand, UOL and SingLand
The site is held 50:50 by United Venture Development (Daisy), owned by UOL and Singapore Land Group, and CL Sapphire, owned by CapitaLand Development. Their recent homes include Parktown Residence in Tampines (98% sold) and Skye at Holland (fully sold), and UOL's Pinetree Hill and Watten House.
Questions worth asking at the preview
- The site plan, and which stacks face away from the main roads
- The bedroom mix and total prices for each type
- The facilities for a development of this size
- The expected TOP date and maintenance fees
New Upper Changi Road Residences launch timeline
- May 2026URA releases the site for tender
- 4 September 2026The site is awarded to CapitaLand Development, UOL and SingLand
- Not yet announcedPreview, prices and booking day
- Not announcedCompletion (TOP)
New Upper Changi Road Residences FAQ
When is the launch?
Not announced. We'll update this page as soon as the developers announce a preview.
How much will it cost?
Prices have not been released. They come with the price list at the preview.
How far is Bedok MRT?
The site is within walking distance of Bedok MRT and the bus interchange. Exact walking times depend on the final entrance and block.
Is it near Changi Airport?
Tanah Merah, one stop east, connects to the Changi Airport branch.
Will the town centre be noisy?
Stack orientation matters. Ask about quieter stacks facing away from main roads once the site plan is released.
What unit types will there be?
Two- to four-bedroom homes are planned. The official mix comes with the launch.
How many homes are there?
About 1,010, as estimated by URA. The final number comes from the developers.
My HDB hasn't reached MOP. Can I book?
No. You can get the information now, but you cannot buy a private home before your flat reaches its MOP.
Is it worth paying more than an older Bedok condo?
You get a brand-new home on a fresh 99-year lease. Compare the total price and layouts with older Bedok condos once the price list is out.
Are there discounts?
None has been announced.
How long to the city?
Bedok is on the East-West Line, with direct trains to City Hall and Raffles Place and no transfers.
Where do I shop and eat?
Bedok Mall, Bedok Interchange Hawker Centre and Heartbeat@Bedok are all part of Bedok's town centre.
Which schools are nearby?
Opera Estate Primary School is within 1 km in a straight line, and St. Stephen's School, Victoria School, St. Patrick's School and Temasek Junior College are within about 2 km. Primary 1 priority depends on the final address and MOE's rules.
What is the tenure?
99-year leasehold.
What's the project called?
Not announced yet.
Can I use CPF?
Usually yes, for the payment at the Sale and Purchase Agreement and later stages. The booking fee is paid in cash.
Do I pay ABSD if I keep my flat?
Singapore Citizens buying a second home pay Additional Buyer's Stamp Duty. Eligible married couples who sell their first home within six months can apply for a refund; conditions apply.
Have the developers built in the east before?
Yes. Their Parktown Residence in Tampines, with 1,193 homes, is 98% sold.
Where can I see the New Upper Changi Road 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 New Upper Changi Road 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 New Upper Changi Road Residences
About New Upper Changi Road Residences
Bedok MRT and its bus interchange. Bedok Mall with FairPrice Finest. Heartbeat@Bedok with swimming, a library and a polyclinic. New Upper Changi Road Residences brings a new private-home opportunity close to these established Bedok destinations, backed by CapitaLand Development, UOL Group and Singapore Land Group. About 1,010 homes are planned on a 99-year lease. Here is why this upcoming launch is worth a close look.
What you're buying
New Upper Changi Road Residences is a planned private condominium at New Upper Changi Road and Bedok South Road in District 16. The project is by CapitaLand Development, UOL Group and Singapore Land Group, with approximately 1,010 homes on a 99-year lease.
The land covers 30,769 sq m, or about 331,198 sq ft, with a maximum gross floor area of 86,154 sq m. The scale brings a substantial new residential project into Bedok, one of Singapore's most mature housing towns. You get a new-home proposition in a neighbourhood with transport, retail, food and community facilities already established.
Location
Bedok MRT and the East-West Line
New Upper Changi Road Residences is near Bedok MRT on the East-West Line. Direct trains serve Paya Lebar, City Hall and Raffles Place. Tanah Merah is one stop east, where the Changi Airport branch begins. That puts both central Singapore destinations and the airport connection into the rail offering from Bedok.
For a buyer whose regular destinations include City Hall or Raffles Place, the direct train is a clear part of the address's appeal. Bedok gives you an eastern home base with those destinations on the same line, while Tanah Merah provides the connection towards Changi Airport in the other direction.
MRT, buses and Bedok Mall linked together
Bedok Mall connects to Bedok MRT at Basement 2 and the air-conditioned Bedok bus interchange at Level 2. The interchange serves about 33 bus services. The shopping centre, train station and bus interchange are linked as one transport-and-retail hub.
That arrangement makes the town centre more useful than three separate destinations. The mall connects with both forms of public transport, bringing shopping and travel together in the same hub. For New Upper Changi Road Residences buyers, this is an established part of Bedok's infrastructure close to the new home.
Bedok Mall for the everyday shop and the larger purchase
Bedok Mall has about 220,000 sq ft of retail space over three floors. FairPrice Finest, Best Denki and Uniqlo are among the named tenants. Groceries, electronics and clothing are therefore represented within the same shopping destination near New Upper Changi Road Residences.
The mix gives Bedok Mall several practical roles. FairPrice Finest anchors the grocery offer, while Best Denki and Uniqlo extend the range beyond food. For a household choosing a new home in Bedok, the mall supports both repeat purchases and larger shopping needs without relying on future retail plans.
Heartbeat@Bedok for swimming, badminton and fitness
Heartbeat@Bedok is near New Upper Changi Road Residences and includes an 8-lane pool, indoor badminton courts and a gym. The sports facilities bring several forms of exercise into one named community destination, broadening the recreation offer around the home.
Swimming, court sports and gym training each have a place in the same complex. That breadth matters for households whose members prefer different activities: Heartbeat@Bedok serves more than one exercise need within the neighbourhood.
Bedok Public Library and Kampong Chai Chee Community Club
Heartbeat@Bedok also houses Bedok Public Library and Kampong Chai Chee Community Club. The complex combines sports with reading and community uses, giving families more than a single-purpose recreation destination.
For buyers who want established public amenities around a new condo, the library and community club are concrete parts of the Bedok offering. New Upper Changi Road Residences draws on facilities serving the wider town, alongside the transport and shopping hub.
Bedok Polyclinic and a senior care centre
Bedok Polyclinic and a senior care centre are within Heartbeat@Bedok. Routine healthcare and senior support therefore sit in the same integrated complex as the sports facilities and library. For households with children and older family members, the range of uses gives Heartbeat@Bedok relevance across generations.
Changi General Hospital is in Simei, adding a named hospital in the wider east. The healthcare picture includes both Bedok Polyclinic in the town and a general hospital elsewhere in the eastern region.
Bedok Interchange Hawker Centre
Bedok Interchange Hawker Centre is part of the established food offering around New Upper Changi Road Residences. Named stalls include Song Zhou Luo Bo Gao, serving black and white carrot cake, and the original Bedok Chwee Kueh stall. These give the address recognisable food destinations beyond the restaurants and shops of Bedok Mall.
For families already attached to Bedok, those names are part of the attraction of staying in the town. A new private home can retain the food places that make the area familiar. Bedok Interchange Hawker Centre gives the location a specific hawker-food identity, alongside the modern retail hub.
Bedok 85 Fengshan Food Centre for supper
Bedok 85 Fengshan Food Centre is a late-night supper destination known for bak chor mee, pork porridge and peanut soup. It adds another established food centre to the wider Bedok offering, with a different role from the interchange hawker centre.
The food choices extend beyond one cluster. Bedok Interchange Hawker Centre brings carrot cake and chwee kueh into the town-centre picture, while Bedok 85 Fengshan Food Centre adds the supper destination. Both are named parts of Bedok's existing appeal.
Bedok Reservoir Park
Bedok Reservoir Park has waterside trails, floating decks and Forest Adventure, a treetop obstacle course. The park adds outdoor recreation to the wider Bedok location, with both waterside routes and an activity attraction.
For buyers who value a choice beyond malls and indoor sports, Bedok Reservoir Park broadens the offer. The waterside trails serve a different purpose from the obstacle course, giving the park several reasons to feature in a family's choice of neighbourhood.
School
Opera Estate Primary School
Opera Estate Primary School is a nearby primary-school option for New Upper Changi Road Residences. For families already connected to Opera Estate Primary, a new home in this part of Bedok keeps the housing search within the same wider school neighbourhood.
Primary 1 registration gives priority by home-to-school distance, with the applicable distance tied to the final home address and the registration rules. Admission follows the Primary 1 registration process. The attraction for a family already established in Bedok is the opportunity to pursue a new home while remaining connected to the town.
Other primary schools in the area
Fengshan Primary School, Bedok Green Primary School, St Stephen's School and Red Swastika School are also among the primary schools in the surrounding area. These add named options to the education picture beyond Opera Estate Primary.
For children already attending one of these schools, staying with the same school preserves familiar classmates and teachers through a move. A new home need not mean starting again in a different school community. That continuity is a clear reason for established Bedok families to look for their next home locally.
Secondary schools and junior college
Victoria School, St Patrick's School, Anglican High School and Temasek Junior College are in the surrounding area. The education offering therefore extends beyond primary school, adding named secondary and junior-college institutions to the wider Bedok address.
Why this project?
A new home in a mature town
Bedok is one of Singapore's most mature residential towns. New Upper Changi Road Residences introduces a new private-condo offering into that established setting, with transport, hawker food, retail and community facilities already operating around it.
The distinction is immediate infrastructure around a new home. The neighbourhood's appeal comes from places that already serve Bedok residents, giving New Upper Changi Road Residences a location proposition grounded in the existing town.
2- to 4-bedroom homes planned
The developers plan 2- to 4-bedroom homes, with the stated aim of keeping total purchase prices realistic. That plan spans smaller households through to families seeking an additional bedroom, putting several household needs into the proposed residential offering.
The emphasis on total purchase price is commercially relevant for buyers moving within the east. New Upper Changi Road Residences is planned around home types with a clear family focus, bringing the Bedok location to buyers seeking two, three or four bedrooms.
A 30,769 sq m land holding
The 30,769 sq m land area has a gross plot ratio of 2.8. Plot ratio describes the relationship between allowable floor area and land area; the maximum gross floor area here is 86,154 sq m. The planning framework also includes a five-storey low-rise zone.
That low-rise zone introduces a specific height element into the planning parameters for New Upper Changi Road Residences. Alongside the overall land area, it forms part of the framework for bringing a large new residential project into this established Bedok location.
A partnership active in recent residential launches
CapitaLand Development and UOL Group launched the 1,193-home PARKTOWN Residence in Tampines in February 2025. By 15 October 2026, PARKTOWN Residence was 98% sold. Skye at Holland, with 666 homes and Kheng Leong as a partner, launched in October 2025 and was fully sold by the same October 2026 update.
These give the New Upper Changi Road Residences partnership recent named projects behind the next launch. PARKTOWN Residence also places a large residential project in the developers' recent eastern portfolio, alongside the new Bedok land holding.
The neighbours
Sky Eden@Bedok
Sky Eden@Bedok has 158 homes and launched in September 2022 at an average of about S$2,100 psf. Completed in 2025, Sky Eden@Bedok recorded a 2026 median of S$2,404 psf in the figures available in September 2026. It provides a recent new-home and completed-home benchmark within Bedok.
Psf means price per square foot of a home's floor area. Sky Eden@Bedok's launch average and later median attach different price measures to two stages of the same project, giving New Upper Changi Road Residences a named local reference in the private-home market.
Bedok Residences
Bedok Residences has 583 homes and was completed in 2015. The 2026 median was S$1,824 psf in the figures available in September 2026. Bedok Residences adds an established completed condo to the neighbourhood's price picture, alongside the more recent Sky Eden@Bedok.
Grandeur Park Residences
Grandeur Park Residences has 720 homes and was completed in 2020. The 2026 median was S$2,030 psf in the figures available in September 2026. It adds another named eastern private condo of a different age and scale to the surrounding residential market.
Sceneca Residence at Tanah Merah
Sceneca Residence has 268 homes near Tanah Merah MRT. Sceneca Residence launched at an average of about S$2,070 psf and was fully sold by the September 2026 market update. The 2026 median was S$2,312 psf. The Tanah Merah address adds a station-linked private-home benchmark one MRT stop east of Bedok.
Vela Bay at Bayshore
Vela Bay has 515 homes and launched at Bayshore in April 2026. More than 74% had been taken up by the September 2026 update, with a 2026 median of S$2,863 psf. The Bayshore launch adds another new residential offering to the wider eastern market, alongside the established Bedok and Tanah Merah condos.
Who's building it
CapitaLand Development, UOL Group and Singapore Land Group
The developers behind New Upper Changi Road Residences are CapitaLand Development, UOL Group and Singapore Land Group. The successful tenderers were United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd., with the land awarded on 4 September 2026.
United Venture Development (Daisy) is owned 80% by UOL and 20% by SingLand. The consortium is split equally between that vehicle and CapitaLand Development. This brings the three groups together through the partnership acquiring the Bedok land.
Pinetree Hill and Watten House
As at 9 August 2026, Pinetree Hill was 99% sold and Watten House was fully sold. These projects extend the residential record behind UOL's participation in New Upper Changi Road Residences, alongside the partnership's PARKTOWN Residence and Skye at Holland launches.
Four bids in the September 2026 tender
The tender opened on 15 May 2026 and closed on 1 September 2026 with four bids. The winning consortium submitted S$1,425,388,000, about S$1,537 psf ppr. That was 13.8% above the second bid, from CDL and Hong Realty, at about S$1,350 psf ppr.
GuocoLand, Hong Leong Holdings and TID bid about S$1,340 psf ppr, while Sim Lian bid about S$1,310 psf ppr. Psf ppr measures land price per square foot of allowable floor area. The tender result established both the consortium and its land investment behind New Upper Changi Road Residences.
A 60-month tender completion period
The tender carries a 60-month project completion period. That gives the New Upper Changi Road Residences land award a defined construction-delivery framework as the developers bring the Bedok project forward.
Future
Bedok renewal: June 2026 regional plan
The June 2026 regional plan identifies Bedok as a mature eastern town undergoing renewal and connects Bedok, Tampines and Pasir Ris with job nodes in Changi and Paya Lebar. For New Upper Changi Road Residences, the wider direction combines established housing towns with employment areas in the east.
Eastern green connections: June 2026 recreation plan
The recreation plan dated 29 June 2026 sets out green connections between parks and the eastern coast. The planned links add a longer-term recreation direction to the eastern region, alongside existing destinations such as Bedok Reservoir Park.
Bedok Rise: December 2025 land award
The Bedok Rise residential parcel next to Tanah Merah MRT was awarded to Allgreen in December 2025 at S$1,330 psf ppr after ten bids, with about 380 homes planned. It adds another residential project to the Bedok and Tanah Merah pipeline, extending the next chapter of private housing in the area.
Who it suits
You want to upgrade while staying in Bedok
If your family is rooted in Bedok, New Upper Changi Road Residences gives you a new private-home option within the town. You retain the established transport, food and community destinations that make Bedok familiar while pursuing a newly built home.
You want a direct East-West Line connection
If your regular destinations include Paya Lebar, City Hall or Raffles Place, New Upper Changi Road Residences offers an eastern address near the direct train route. You also have the linked Bedok bus interchange and mall as part of the surrounding transport hub.
You want amenities serving several generations
If your household values exercise, reading, routine healthcare and senior support, Heartbeat@Bedok brings those uses together near New Upper Changi Road Residences. You get a new-home proposition supported by a community complex with relevance to different ages.
You are looking for a new family home in the east
If you want to remain in the east and are seeking two, three or four bedrooms, the planned home range at New Upper Changi Road Residences is aimed at those needs. You have three named residential groups behind the project and a mature Bedok setting around the address.
