Ura Launches Bedok Rise Gls Site Last Plot Next Tanah Merah Mrt Station
The Urban Redevelopment Authority (URA) has launched the sale of two residential sites on Sept 18 – one at Bedok Rise and the other at Cross Street – as part of its 2H2025 Government Land Sales (GLS) Programme.
The Bedok Rise site on the Confirmed List is expected to yield approximately 380 private residential units. This prime parcel of land is the last remaining one with direct access to Tanah Merah MRT Station, making it an attractive investment opportunity according to Mark Yip, CEO of Huttons Asia.
Interested buyers can search for the latest New Launches to find out more about the transaction prices and available units.
The most recent project to be launched in this area was Sceneca Residence, a 268-unit development located just across the road. The property, which sits above the upcoming Sceneca Square Mall and boasts a direct MRT link, is expected to be completed in the second quarter of 2026.
Sceneca Residence was 60% sold during its launch weekend in January 2023, and is now 99.3% sold at an average price of $2,072 psf, with only two units left. This GLS site was awarded in November 2020 at $930 psf ppr to MCC Land (TMK), a joint venture between MCC Land, Malaysian developer Ekovest, and Singapore-listed The Place Holdings.
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The Bedok Rise site is situated next to Grandeur Park Residences and is the last piece of land available with direct access to the Tanah Merah MRT Station. This station is expected to become an interchange for the East-West and Thomson-East Coast lines in the 2030s (Photo: Samuel Isaac Chua/EdgeProp Singapore)
Connectivity in this area is set to improve further when Tanah Merah MRT becomes an interchange for the East-West and Thomson-East Lines (TEL) in the mid-2030s. “This transport connectivity boost is a big plus for the Bedok Rise plot and will appeal to both investors and owner-occupiers,” says Wong Siew Ying, Head of Research and Content at PropNex.
The TEL extension is expected to connect to Expo, Changi Airport, and the future Changi Terminal 5, which is itself part of the broader Changi East transformation. The first phase of Terminal 5 is slated for completion in the mid-2030s.
Recognising the area’s potential, Singapore-based 8M Real Estate acquired the Sceneca Square retail podium for $64 million in September 2024. This translates to $3,161 psf on its net lettable area of 20,247 sq ft.
Despite being in the same planning area and District 16 as Bayshore Road, ERA CEO Marcus Chu does not expect Bedok Rise to generate the same level of interest. The first GLS site in the upcoming Bayshore precinct was awarded in March at $1,388 psf ppr to SingHaiyi Group, and saw eight bidders competing for it. Chu believes that this is due to the “first-mover advantage” enjoyed by SingHaiyi.
Still, supply dynamics are tight in the Outside Central Region (OCR), with unsold inventory at a low of about 2,000 units after strong take-up at recent launches such as Springleaf Residence, which is 94% sold within a month, notes Huttons’ Yip.
Experts expect strong competition for the Bedok Rise site:
Huttons Asia expects up to five bidders, with a top bid in the range of $1,100 to $1,200 psf ppr; OrangeTee foresees four to seven bidders, with a top bid in the range of $1,200–$1,300 psf ppr; and PropNex expects five to seven bidders, with the top bid of around $1,200–$1,300 psf ppr.
Justin Quek, CEO of OrangeTee, adds that non-landed private home prices in District 16 have risen 45.3% from $1,126 psf in 2020 to $1,636 psf in the first eight months of 2025. This supports the growth appeal of this site.
The Bedok Rise site is part of the 2H2025 GLS Confirmed List, which will supply 4,725 residential units. The tender for this site will close on Nov 27.
Cross Street GLS site available for serviced apartments on the Reserve List (Source: URA Space)
Cross Street: serviced apartments for long-term stays
Also released on Sept 18 is a Cross Street site under the Reserve List, intended for long-stay serviced apartments (SA2). These apartments require a minimum stay of three months.
The site can accommodate a 30-storey commercial building with up to 315 residential units for lease, and 500 sq m (5,382 sq ft) of first-floor commercial space.
Interested buyers can check out Ask Buddy for more information on the latest listings for Sceneca Residence properties.
Total number of units in Sceneca Residence
What are the available units left in Sceneca Residence?
Tenure of Sceneca Residence
Price trend chart for Sceneca Residence
View 2 bedroom floor plans for Sceneca Residence
In summary, the Urban Redevelopment Authority (URA) has launched two residential sites for sale on Sept 18 as part of the 2H2025 Government Land Sales (GLS) Programme. The Bedok Rise site is expected to yield around 380 private residential units, while the Cross Street site is intended for long-stay serviced apartments.