Bedok Rise Residences Review (2026)

Allgreen Properties bought the site for $464.8 million, with a preview currently expected in early 2027, although many of the important details are still under wraps.

First, though, a quick note about the name. Bedok Rise Residences is simply the working name that has caught on in the market so far.

Allgreen has not announced the project's official name yet.

And despite what some search results might suggest, this isn't Bedok Residences, the 2011 development above Bedok Mall, one MRT stop away. Bedok Rise is actually a small landed road beside the new site, which is probably why all three names tend to get mixed up online.

In this guide, we'll look at what we know so far, what Allgreen's land purchase could mean for launch prices, and how the numbers around Tanah Merah stack up if you're thinking about buying a condo in Singapore's east. We'll keep updating the guide as more details are released.

Quick Facts

Here are the facts that have been announced so far.

How many units, and when does it launch?

URA estimates that the site could yield around 380 homes, and for now, that's the only product detail backed by an official source. Allgreen won the site in a tender that closed in December 2025, and with developers typically taking a year or more to move from a land award to a project preview, an early 2027 launch timeline would not be unusual.

Here are all the known details so far.

An early 2027 preview fits the usual development timeline, but it hasn't been officially announced by anyone. We'll get a clearer picture once the project is ready for preview, and we'll update this page as more details are released.

How close is Tanah Merah MRT, really?

This plot fronts the station directly. No future project can get closer, as this was the last residential parcel beside it.

Sceneca Residence next door is 110 metres from Tanah Merah MRT, and Urban Vista is 210 metres.

From this Bedok Rise plot, the walk to the station is expected to take around two to four minutes. Once the development is open and there's an actual gate to walk from, we'll replace that estimate with a properly timed walk.

Tanah Merah is on the East-West Line, serving trains towards Changi Airport and City Hall.

The area's rail connectivity is also set to improve in the second half of 2026, when two Thomson-East Coast Line stations, Bedok South and Sungei Bedok, open nearby. Sungei Bedok will also connect with the Downtown Line.

The bigger change, however, is expected in the mid-2030s. The Changi Airport branch is being converted to become part of the Thomson-East Coast Line and will eventually run through the future Terminal 5 station.

Conversion works began in 2025, and Tanah Merah is also planned to become an interchange between the East-West and Thomson-East Coast lines.

That interchange is still around a decade away, though. Anyone buying here will spend most of that time relying on today's East-West Line service, so it's probably best to judge the location based on the commute you get now and treat the future rail upgrades as a nice bonus when they eventually arrive.

Is it within 1 km of a good primary school?

St Anthony's Canossian Primary is the only primary school sitting inside the 1 km priority band, giving families a huge edge on the ballot. Here are the rest of the schools in the vicinity.

The official distance bands are based on the project's registered address, which hasn't been assigned yet. Bedok Green Primary and Temasek Primary look to be close to the 1 km mark, so if you're hoping for either school, it's worth checking the distance again once the development gets its official address.

Still, having seven primary schools within 2 km is a pretty good draw for a private condo. For families with school-age kids, there are plenty of nearby options, and you won't necessarily need to get in the car every morning just to get the kids to school.

What's in the neighbourhood?

For everyday shopping, you're pretty much sorted around the station. Sceneca Square, the retail podium at Sceneca Residence, opened in early 2026 with more than 20,000 sq ft of shops and a supermarket, giving residents easy options for groceries and daily essentials.

The Bedok Rise plot itself is zoned purely for residential use, so there won't be shops or a mall built into the development. That makes Sceneca Square and the shops around Tanah Merah MRT the main places for everyday errands.

If you need a bigger mall or want more food options, Bedok Mall and Bedok Interchange Hawker Centre are just one MRT stop away.

Food is another big plus in this part of the east. Bedok Food Centre at Bedok Corner and Fengshan Market at Bedok 85 are both well-established local favourites, while East Coast Park and its legendary hawker centre are also within easy reach via Bedok South when you need a break from the neighbourhood.

What's happening next door at Bayshore?

Bayshore is set to bring one of the biggest changes to this part of the east. The plans cover around 60 hectares next to East Coast Park, with about 10,000 new homes, roughly 7,000 of them public housing, expected to be built through the mid-2030s.

The area is also being planned as a more eco-friendly, car-lite neighbourhood.

And things are already moving. Bayshore MRT on the Thomson-East Coast Line is now open, while Vela Bay, the area's first private condo launch, started sales in April 2026.

For Bedok Rise buyers, that is both good news and something to keep in mind. As Bayshore develops, the wider area should gain more amenities, parks, and transport links.

At the same time, thousands of newer homes will come onto the market and compete for the same pool of buyers and tenants over the next decade.

The simplest way to look at it is to buy Bedok Rise for what it already has, especially its station-front location. The wave of new homes coming to Bayshore can add plenty to the neighbourhood, but it cannot recreate that exact spot right next to Tanah Merah MRT.

Who is building it, and what did the land cost?

Bellis Residential is the company Allgreen Properties used to bid for the site. Allgreen is the Singapore property arm of the Kuok Group and has been around since 1986.

Its recent projects include Fourth Avenue Residences and Royalgreen in District 10, as well as Pasir Ris 8, which it developed with Kerry Properties.

The site was sold through the Government Land Sales programme, and it was the most hotly contested residential GLS site in 2025, with 10 developers putting in bids.

Allgreen paid $464.8 million for the land, which works out to about $1,330 per square foot per plot ratio.

Hoi Hup came a very close second with a $462.8 million bid. That tiny gap shows just how closely the major developers valued the site.

In simple terms, developers clearly liked this plot. Ten bids is a strong showing, especially for a 99-year suburban site.

But Allgreen also paid a pretty full price for it, which could have a significant effect on the launch prices.

What will it cost per square foot?

There is no launch price yet. We will only get indicative prices when the project goes on preview, but we can already make some sense of the numbers using the land cost.

When looking at a new condo, the land price is a good place to start because it is one cost the developer cannot change later. For this site, the land alone works out to about $1,330 per square foot of plot ratio before a single home is built.

So, how does that compare with recent condo launches in the east? Here is a look at the latest projects and how much room their prices leave above Bedok Rise's land cost.

Sceneca Residence launched at this same MRT station in early 2023. Based on its pricing, the developer would have had around $750 psf left to cover construction, financing, marketing and profit.

Bedok Rise Residences pricing is unannounced. Aggregate project medians, not unit prices.

That could be a pretty tight margin for land bought at a late-2025 tender, so the new project may need to launch closer to the price range set by the latest developments, which is roughly $2,500 to $2,900 psf at the median.

That said, treat this range as a rough guide for now. Launch prices will ultimately depend on where the market is in several months.

The developer's land cost is already fixed, but everything above that, including the final launch price, is still up to Allgreen.

Demand in the East, however, looks pretty healthy right now. Pinery Residences sold 543 out of its 588 units in its March 2026 launch month, giving it a strong 92 per cent take-up rate.

Vela Bay sold 370 of its 515 units in April 2026. With two launches achieving 72 per cent and 92 per cent take-up within a month of each other and just one train line apart, it is a pretty clear sign that demand in the East remains strong heading into this launch.

The resale market gives us a useful reference point. In District 16, the median resale condo price rose from $1,399 psf in late 2022 to $1,533 psf by mid-2026.

Since then, prices have stayed fairly steady, ranging between $1,491 and $1,557 psf over the past six quarters.

Quarter	Median resale PSF
2022 Q3	$1,399
2022 Q4	$1,363
2023 Q1	$1,306
2023 Q2	$1,397
2023 Q3	$1,441
2023 Q4	$1,455
2024 Q1	$1,464
2024 Q2	$1,462
2024 Q3	$1,496
2024 Q4	$1,531
2025 Q1	$1,557
2025 Q2	$1,512
2025 Q3	$1,556
2025 Q4	$1,491
2026 Q1	$1,517
2026 Q2	$1,533
2026 Q3	$1,493

2026 Q3 covers July and August caveats only. Context, not a forecast.

In other words, the market has risen by about 10 per cent over four years before settling into a more stable range. New launches usually command much higher prices than resale condos, which is normal given that buyers are paying for newer buildings and facilities.

But the resale market still gives us a useful idea of what properties in the same neighbourhood are worth as they age.

What could it rent for?

There is plenty of rental data around Tanah Merah, with four completed condos in the same area giving us a good comparison. Two-bedroom units rent for a median of $3,190 to $4,000 a month, while three-bedroom units range from $4,025 to $5,100.

For owners setting their asking rents in this area, Grandeur Park Residences is probably the most useful comparison. Two-bedroom units rent for around $3,700 a month, while three-bedroom units are around $4,800.

Sceneca Residence is expected to be completed around 2027, so its rental performance is still some way off. That means the first rental deals for this new project are still in the future.

Across the area, gross rental yields range from 3.0 to 3.9 per cent based on resale prices. The newer and smaller units tend to sit at the higher end of the range.

Since a new launch will likely cost more than a resale condo, its initial rental yield could fall below this range. That is something worth keeping in mind if rental income is an important part of your plan.

Who is Bedok Rise Residences for, and who should pass?

One of the most obvious buyers is one that lives nearby in an HDB flat and is looking to upgrade. Let's take a look at some numbers on a typical Bedok HDB flat.

Bedok's 4-room resale median moved from $470,000 in 2022 to $600,000 in 2026. That is a 28 per cent rise, and 5-room flats moved from $650,000 to $790,000 over the same years.

A 4-room seller may walk away with around $130,000 more than the same flat fetched in 2022. That profit can make up a significant part of the down payment, which is why mature towns lean so heavily on their own upgraders.

Year	Median resale price
2022 (461 resales)	$470,000
2023 (451 resales)	$508,000
2024 (451 resales)	$540,000
2025 (447 resales)	$590,000
2026 (349 resales, Jan to Aug)	$600,000

Around 450 Bedok 4 room flats change hands each year, the upgrader pool on the condo's doorstep.

Around 450 four-room flats change hands in Bedok every year, so there is a steady stream of potential upgraders. Families looking at St Anthony's Canossian Primary are a natural fit too, as are buyers who commute to the airport or Expo area using the branch line.

But this project will not suit everyone.

If you want to move in within the next few years, a resale condo nearby makes more sense. A project that was only at the tender stage in late 2025 is still several years away from completion.

Freehold buyers should also look elsewhere. This site comes with a 99-year lease, so it will not tick that box.

And if rental yield is your main reason for buying, keep expectations realistic. The 3.0 to 3.9 per cent range from nearby resale condos is the benchmark worth testing your numbers against.

If you're weighing the east against the central region, check out Thomson Reserve, the biggest project of the 2026 cohort, which is moving through the same pre-launch stages.

Planning the opposite move instead? Check out our guide to downgrading from a condo to an HDB flat to make sure you cover all your bases.

The case for it, and the case against

Here's a quick sum-up on what we've shared so far.

The biggest selling point is the location. It sits right at the station, and no future project can take that position away.

A planned interchange at the doorstep in the mid-2030s could make the location even more attractive. Add strong launch demand across the East in 2026, plenty of HDB upgraders in the surrounding area, and an established developer with completed projects behind it, and there is a solid case for the project.

The biggest drawback is the 99-year lease, but this applies to the majority of private residences. You still need to think about how long you plan to hold the property and who you might eventually sell it to.

Bayshore will also add thousands of newer homes through the mid-2030s, meaning future sellers here will have more competition than they do today.

Then there is the biggest unknown: the actual product. The unit mix, pricing and other details will only become clear at the preview.

If you need those answers right now, there is not much to do yet beyond registering your interest and waiting, as nothing is available to book at this stage.

What else do buyers ask about Bedok Rise Residences?

Is Bedok Rise Residences freehold?

No. The site is a 99-year leasehold, sold through the Government Land Sales programme.

When will Bedok Rise Residences launch?

No date has been set, but the market expectation is a preview around early 2027, and the launch date, name and pricing will be announced by the developer with the sales materials.

Which primary school is within 1 km?

St Anthony's Canossian Primary is the school inside the 1 km priority band, with six more primaries between 1 and 2 km. Re-check the bands once the project's official address is assigned, as two schools sit near the 1 km line.

Will Tanah Merah become an MRT interchange?

Yes, that is the plan for the mid-2030s. The Changi Airport branch converts to the Thomson-East Coast Line (TEL) as it extends through Terminal 5, making Tanah Merah an East-West Line and TEL interchange.

About this review

Jae Tan (CEA registration R062972G) wrote this review. prop.sg takes no developer fee, and no marketing commission on this project, and developers can't pay for, preview, or edit what we publish.

No showflat existed when this was written, and nothing here describes one. This page will be updated when the official name is announced, when the preview opens, and again after the booking weekend.