D16 · 99-year Leasehold · TOP 2030
New Upper Changi Road Residences
New Upper Changi Road Residences is a newly-launched condo strategically positioned in the heart of District 16, Bedok Town, where tranquil East Coast living meets exceptional connectivity, vibrant neighbourhood amenities, and promising growth potential.
ABOUT THE PROJECT
About New Upper Changi Road Residences
New Upper Changi Road Residences is an exciting new 99-year leasehold residential development with 1,040 units spanning one to five-bedroom layouts. Sizes will range from 450 sq ft for the compact units to approximately 1,600 sq ft for the more luxurious, spacious homes.
Strategically located at the intersection between New Upper Changi Road and Bedok South Road in the heart of District 16, this new development is in one of the East Coast’s most sought-after neighbourhoods.
The developer will be confirmed after the URA Government Land Sales (GLS) tender award is determined. The development will sit on a land size of approximately 22,534 sq m and a plot ratio of 3.5, allowing space for plenty of communal facilities in addition to the 1,040 meticulously designed homes.
Register your interest now to receive the price list, floor plans, and view the showflat as soon as the information is released.
NEIGHBOURHOOD
Neighbourhood & Surroundings
Bedok Town in District 16 is a mature estate that has been meticulously planned to offer residents a wealth of conveniences and recreational opportunities. Designed with excellent urban planning, nearby facilities include HeartBeat@Bedok, an integrated hub that houses a polyclinic, sports centre, hawker centre, and public library all at once.
Right next door is Bedok Mall, connecting straight to Bedok MRT Station along the East-West line. This neighbourhood mall houses a generous selection of amenities such as grocery stores, dining options, and retail stores. For recreational opportunities, Singapore’s beloved East Coast Park is a short drive or bus ride away, offering countless activities from beachfront dining to kilometres of biking and running paths.
Bedok Town is thoughtfully laid out and served by numerous bus routes that take residents all across the country. Additionally, Bedok South and Bedok MRT stations provide quick access to the Thomson-East Coast Line and East-West Line, facilitating easy travel throughout Singapore’s extensive MRT network.
FACILITIES & AMENITIES
Resort-Style Living
The New Upper Changi Road Residences will offer residents a wealth of painstakingly curated facilities, each designed to enhance modern-day living. At the heart of the property is a stunning resort-style swimming pool that’s accompanied by a smaller kids’ pool, creating the perfect setting for active residents and families.
Lush, landscaped gardens with innovative water features surround the property, and shaded seating areas offer residents plenty of opportunities to gather and mingle amidst nature.
Active residents will appreciate the state-of-the-art, fully equipped gym, outdoor fitness corner, and dedicated spaces for pilates and yoga. A kids’ playground, designed with the utmost priority on safety, can be enjoyed by families during their downtime, and numerous function rooms, BBQ areas, and communal spaces allow for frequent social gatherings.
With beautifully designed leisure zones, wellness amenities, and family-friendly recreational areas, New Upper Changi Road Residences promises a lifestyle that is both vibrant and effortlessly balanced.
Smart Home & Premium Fittings
Each unit comes fitted with premium appliances specifically chosen for low energy consumption, durability, and reliability. The Smart Home System features digital door locks, security cameras, smoke and motion sensors, and appliance control, all of which can be controlled by an app on your phone.
In addition, the Community System can handle bookings for communal facilities, parcel collection, and digital visitor management, all designed to simply daily living and offer residents maximum convenience.
LOCATION
Connected to Everything That Matters
New Upper Changi Road Residences is strategically located in the heart of Bedok Town, District 16, at the intersection of New Upper Changi Road and Bedok South Road. Right next door to Bedok MRT Station and within walking distance to Bedok South MRT Station, residents have easy connectivity to the Central Business District, Orchard Road, Marina Bay, Changi Airport, and other key destinations around Singapore. Those with vehicles also easily enter major expressways such as the Pan Island Expressway (PIE) and the East Coast Parkway (ECP), facilitating efficient travel all around the country. For retail and dining options, the development is surrounded by numerous hawker centres and major neighbourhood malls such as Bedok Mall and HeartBeat@Bedok.
Transport
- Bedok MRT (East-West Line)0.5 km
- Siglap MRT (Thomson-East Coast Line)1.9 km
- Bedok South RoadDirect access
- East Coast Parkway (ECP)5-min drive
- New Upper Changi RoadDirect access
- Pan-Island Expressway (PIE)8-min drive
Retail & Shopping
- Bedok Mall0.6 km
- Changi City Point4.8 km
- Djitsun Mall Bedok0.8 km
- Joo Chiat Complex3.5 km
- Kinex3.5 km
- Parkway Parade4.6 km
- Paya Lebar Quarter (PLQ)3.8 km
- Siglap Centre1.8 km
Education
Families are well served by schools within a two-kilometre radius, including Opera Estate Primary (about 0.5 km), Bedok Green Primary, and Red Swastika School. Temasek Junior College and Temasek Polytechnic cover secondary and tertiary needs, with the Global Indian International School and UWCSEA East Campus for expatriate families.
Transportation Routes
New Upper Changi Road Residences is a stone’s throw from Bedok MRT Station, offering residents quick access to the East-West Line, while Bedok South MRT connects to the Thomson-East Coast Line. For those with vehicles, entry into major expressways like the Pan-Island Expressway (PIE) and East Coast Parkway (ECP) is just around the corner, quickly connecting drivers to significant destinations like the Central Business District (CBD), Marina Bay, and Changi Airport.
Nearby Workplaces & Offices
- Changi Business Park5.6 km
- DBS Asia Hub5.0 km
- ESR BizPark @ Chai Chee0.7 km
- Park Avenue Changi5.2 km
- Techview3.5 km
- The Signature5.5 km
Shopping & Daily Amenities.
Retail options abound with Bedok Mall, HeartBeat@Bedok, and DJ Marketplace all within walking distance. A variety of hawker centre choices are also located nearby, offering residents countless food and retail options. For daily convenience, the development is surrounded by numerous supermarkets like Prime Supermarket, NTUC Fairprice, and Sheng Siong.
Recreation & Lifestyle.
One of the key advantages of living in the East is the multitude of recreational choices. Active residents will enjoy easy access to Singapore’s beloved East Coast Park, Bedok Reservoir Park, and Forest Adventure. Together, these lush, green spaces offer countless running, biking, and other outdoor activities. Watersports enthusiasts can also pursue exciting hobbies like wakeboarding, cable skiing, windsurfing, kayaking, and canoeing.
Business Parks & Healthcare
New Upper Changi Road Residences places residents close to some of Singapore’s key business and healthcare hubs, making it an excellent choice for working professionals and families alike. Major business hubs such as Chai Chee Business Park, Changi Business Park, DBS Asia Hub, and ESR BizPark @ Chai Chee are all conveniently accessible, offering a wide range of career opportunities across finance, technology, logistics, and corporate services. Healthcare accessibility is equally impressive. Renowned medical institutions such as Parkway East Hospital and Changi General Hospital are just a short drive away, providing comprehensive specialist and emergency care. In addition, the surrounding Bedok neighbourhood is well served by numerous general practitioner clinics, dental centres, and wellness providers, ensuring residents have convenient access to quality healthcare whenever it is needed.
WHY UPPER CHANGI, 2026
Why Bedok Town Is the East's Smartest Buy in 2026
Based on URA’s Master plan and LTA’s public disclosures, District 16 will be home to four major infrastructure developments within the next decade, each one designed to enhance connectivity, rental prospects, long-term growth, and ultimately, capital appreciation.
Here’s what residents of the area have to look forward to.
Changi Airport Terminal 5
Changi Airport Terminal 5, with construction underway and operations targeted for the mid-2030s, will greatly expand passenger capacity and support an estimated 100,000 jobs across aviation, logistics, and hospitality, strengthening employment and everyday life across Singapore’s East.
Thomson-East Coast Line Stage 5
Thomson-East Coast Line Stage 5 opens in 2026, giving residents a second MRT line via Bedok South alongside the East-West Line at Bedok MRT. Marina Bay is about 25 minutes away and Orchard around 30, with no transfers needed.
Cross Island Line (CRL)
The Cross Island Line, with Phase 2 under construction and completing in the early 2030s, will give the East direct links to Changi, Bright Hill, Clementi, and Jurong, cutting cross-island travel times and adding lasting connectivity across District 16.
Paya Lebar Airbase Relocation
The Paya Lebar Air Base relocation from the 2030s frees around 800 hectares for redevelopment and lifts height limits across the East. Residents can look forward to new homes, parks, and lifestyle amenities as the eastern corridor is reshaped.
URA GLS ANALYSIS
URA Government Land Sales (GLS) Analysis
New Upper Changi Road Residences currently sits on a Government Land Sales (GLS) parcel that has been released by URA under the Confirmed List, and the site record remains publicly searchable on the URA GLS portal at data.gov.sg.
Drawing insights from recent GLS tender results across Singapore’s East Region, this development is expected to attract keen interest from established developers. Comparative land bids in nearby locations provide a useful benchmark for estimating potential tender prices and future launch pricing. For homebuyers and investors, this offers a valuable perspective on the project’s positioning, pricing potential, and long-term investment appeal.
GLS Parcel at a Glance
- Site Reference
- Bedok South / New Upper Changi Road GLS Parcel
- Site Area
- 31,600 sqm (approx. 340,140 sqft)
- Gross Plot Ratio
- 2.8
- Max GFA
- 88,480 sqm (approx. 952,380 sqft)
- Estimated Max Units
- 1,040
- Tenure
- 99-year Leasehold
- Tender Status
- Confirmed Supply List - launch projected for 2026
Indicative Bid (PSF PPR)
S$1,350 to S$1,480
Estimate only. Not a quote.
Indicative Launch (PSF)
S$2,200 to S$2,450
Estimate only. Not a quote.
Comparable GLS Tender Awards
| Site | Tender Close | Awarded PSF PPR | Location |
|---|---|---|---|
| Bayshore Road GLS (awarded) | Mar 2025 | S$1,388 | Bayshore, D16 |
| Bedok Rise GLS (awarded) | Nov 2025 | S$1,330 | Bedok, D16 |
| Jalan Tembusu GLS (awarded) | Nov 2023 | S$1,302 | Tanjong Katong, D15 |
| Dunman Road GLS (awarded) | May 2023 | S$1,302 | Katong, D15 |
| Pine Grove Parcel B (awarded) | Mar 2024 | S$1,318 | Ulu Pandan, D10 |
How the Estimate Was Derived
A recent GLS award logged in URA’s caveat data for Singapore’s Eastern region includes a Bayshore Road site awarded at roughly S$1,300 psf ppr in 2023, and the Bedok Rise parcel. Based on these similar developments, the winning bid for the New Upper Changi Road parcel is likely to fall between S$1,350 and S$1,480 psf ppr.
Located next door to Bedok MRT Station, this level of connectivity typically commands a premium over the Bayshore or Bedok Rise parcels. According to URA records, the nearby Bedok Reservoir site transacted at a lower psf ppr due to its greater distance from rail.
The parcel’s plot ratio of 3.5 and land size of roughly 22,534 sq m allow for a strategically positioned development of up to 1,040 residential units. As a higher plot ratio generally lowers the per-unit land cost, this can translate into higher launch pricing for buyers.
*All figures are sourced from URA’s REALIS database and data.gov.sg as of April 2026.
All bid and price figures above are indicative estimates drawn from public URA records and BCA data (data.gov.sg). They are not quotes, offers, or guarantees. Actual tender outcomes and launch pricing depend on the winning developer and market conditions. Content is prepared by a CEA-licensed salesperson, and registration details are available on request.
Check URA GLS Portal →PSF BENCHMARKING
How New Upper Changi Road Residences Compares on PSF Price
In this table, we will benchmark the PSF positioning of New Upper Changi Road Residences against other nearby developments in District D16 and D15. Figures are drawn from URA caveat lodgements and recent new launch guide prices (source: ura.gov.sg).
For example, The Continuum (D15) launched from roughly S$2,500 psf while Tembusu Grand (D15) started at around S$2,400 psf. The estimated range of S$2,200 to S$2,400 psf for this project reflects its 99-year tenure and proximity to Bedok MRT.
| Project | District | Indicative PSF | TOP | Tenure | Nearest MRT |
|---|---|---|---|---|---|
| New Upper Changi Road Residences (this project) | D16 | S$2,200 to S$2,450 (indicative) | 2030 | 99-year Leasehold | Bedok MRT - 0.5 km |
| Grandeur Park Residences (resale) | D16 | S$1,500 to S$1,700 | 2019 | 99-year Leasehold | Tanah Merah MRT - 0.4 km |
| Sky Eden @ Bedok | D16 | S$2,100 to S$2,300 | 2027 | 99-year Leasehold | Bedok MRT - 0.3 km |
| Tembusu Grand | D15 | S$2,400 to S$2,600 | 2027 | 99-year Leasehold | Tanjong Katong MRT - 0.1 km |
| The Continuum | D15 | S$2,700 to S$2,900 | 2028 | Freehold | Katong Park MRT - 0.3 km |
These are indicative figures only, sourced from URA caveats and publicly available data (ura.gov.sg), and do not constitute an offer or quote. Actual pricing will be confirmed at launch.
WHO IT SUITS
Who Will Love Living Here
New Upper Changi Road Residences suits many kinds of residents. Sitting in mature Bedok Town, beside Bedok MRT and minutes from major business parks, good schools, and the East Coast, it makes everyday life easy for professionals, families, and anyone who values convenience and community in Singapore’s East.
Professionals near Changi Business Park
Changi Business Park is home to firms like Standard Chartered, IBM, and DBS, employing over 30,000 people. For those who work there, Bedok Town means a short, easy commute that will get even quicker with the Thomson-East Coast Line.
Changi Airport & aviation staff
The Changi Airport ecosystem supports around 50,000 workers, growing further with Terminal 5. For airline, engineering, and ground crews who value a short commute and shift convenience, living along New Upper Changi Road is ideal.
Academics & business visitors
With Singapore Expo, Max Atria, and SUTD close by, the area suits academics, researchers, and business travellers who want to stay near conferences, campus, and the airport in Singapore’s East.
Families & expatriates
The East Coast is a long-time favourite for families and expats, with international schools (UWCSEA East, Global Indian International, Canadian International), East Coast Road dining, and coastal recreation, an established and liveable neighbourhood close to the city.
This section highlights general market and location factors only and does not provide or imply any rental yield, capital appreciation, or investment performance expectations. All readers are encouraged to carry out their own independent research and seek advice from a qualified financial professional before making any property decisions. Information referenced is based on publicly available sources from the Urban Redevelopment Authority, Land Transport Authority, and Changi Airport Group. The content has been prepared and reviewed by a CEA-licensed salesperson, with registration details available upon request.
FLOOR PLANS
Unit Types
New Upper Changi Road Residences offer a range of unit sizes. One-bedroom units are typically about 450 sq ft, two-bedroom units about 650 sq ft, three-bedroom units about 900 sq ft, and the most luxurious units about 1,600 sq ft. Browse the detailed floor plans and elevation chart for each layout.
Exact sizes and the full price list have yet to be confirmed, so register your interest now to receive official updates, or download the e-brochure for the latest details.
1-Bedroom
Size TBC
Price TBC
2-Bedroom
Size TBC
Price TBC
3-Bedroom
Size TBC
Price TBC
4-Bedroom
Size TBC
Price TBC
THE DEVELOPER
The Developer
New Upper Changi Road Residences is developed by TBC. Discover the developer's track record and commitment to quality.
About Developer →Frequently Asked Questions About New Upper Changi Road Residences
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