Upcoming condo · Bedok · District 16

New Upper Changi Road

A large site at New Upper Changi Road and Bedok South Road, near Bedok MRT and Bedok Mall, by the Thomson Reserve partners. Over 1,000 homes.

Site name; the developers haven't announced the project's name yet.

Expected launchNot announcedno timing yet

HomesOver 1,00099-year leasehold

Land price$1,537 psf ppr$1.43 billion, Sep 2026

Nearest MRTBedok MRTabout 430 m

Where the site is

The plot is outlined in gold, from URA's Master Plan 2025. Open it in Google Maps for directions, or in Street View to see the site today.

Map of the New Upper Changi Road site on New Upper Changi Road, Bedok, with the plot outlined, with Bedok MRT marked — Map: OneMap © contributors | Singapore Land Authority. Site outline: URA Master Plan 2025, as amended to September 2026. The boundary is a guide: the developer's site plan is the final word.

Open in Google Maps Street View

What we know so far

Over 1,000 homes, by UOL, CapitaLand Development and Singapore Land Group, the same partners as Thomson Reserve.
Their $1.43 billion ($1,537 psf ppr) topped four bids and is a record for a purely residential government site outside the central region. PropNex estimates the breakeven at about $2,730 psf.
Bedok MRT is about 430 m away, Bedok Mall about 410 m and Opera Estate Primary about 430 m. ERA noted there hasn't been a new launch around Bedok Central for about 15 years.

Launch timing. No launch date yet. The tender closed on 1 September 2026.

The site at a glance

Developer	UOL Group, CapitaLand Development and Singapore Land Group
Location	New Upper Changi Road, Bedok (District 16, Outside Central Region)
Type	Private condominium
Land use	Residential
Homes	Over 1,000
Tenure	99-year leasehold
Site area	340,139 sq ft
Plot ratio	2.8
Land price	$1.43 billion (Sep 2026)
Land rate	$1,537 psf ppr
Developer's breakeven	about $2,730 psfPropNex's estimate: land, construction and other costs per square foot of home

What's nearby

Approximate distances from the site, from PropNex's site report.

MRT station	Bedok MRTabout 430 m
Bus stop	Opp Blk 32about 140 m
Primary school	Opera Estate Primary Schoolabout 430 m
Secondary school	Victoria Schoolabout 1.6 km
Hawker centre	New Upper Changi Road Blk 208Babout 530 m
Shopping	Bedok Mallabout 410 m
Park	Siglap Linear Parkabout 270 m
Childcare	Star Learners @ Siglapabout 120 m

Primary 1 registration. Measured in a straight line on OneMap from each school to the site's outline, Opera Estate Primary School is within 1 km of the whole site; Fengshan Primary School is within 1 km of part of it. MOE measures from the school's boundary to each block, so check the exact distance on OneMap once the addresses are out.

Opera Estate Primary School: about 360 to 560 m (within 1 km)
Fengshan Primary School: about 900 m to 1.1 km (within 1 km for part of the site)
St. Stephen's School: about 1 to 1.2 km (1 to 2 km)
Bedok Green Primary School: about 1.2 to 1.4 km (1 to 2 km)
Yu Neng Primary School: about 1.3 to 1.5 km (1 to 2 km)
Red Swastika School: about 1.4 to 1.6 km (1 to 2 km)

Nearby

Questions people ask me

When will New Upper Changi Road launch?

No launch date yet. The tender closed on 1 September 2026.

Who is developing New Upper Changi Road, and what did the land cost?

UOL Group, CapitaLand Development and Singapore Land Group. The land cost $1.43 billion, or $1,537 per square foot per plot ratio (Sep 2026). PropNex estimates the developer's breakeven at about $2,730 psf; launch prices are usually set above breakeven.

Which primary school is nearest to New Upper Changi Road?

Measured in a straight line on OneMap from each school to the site's outline, Opera Estate Primary School is within 1 km of the whole site; Fengshan Primary School is within 1 km of part of it. MOE measures from the school's boundary to each block, so check the exact distance on OneMap once the addresses are out.

Sources: EdgeProp: UOL–CapitaLand–SingLand JV tops four bids for New Upper Changi Road; Stacked Homes: This Bedok condo site just sold for a record $1.42 billion; School distances: OneMap school locations to the site outline (URA Master Plan 2025), measured 23 October 2026. Land facts and distances: PropNex Business Suite site reports.

Information as of 10 October 2026, from URA and HDB tender results, developer announcements and news reports. New Upper Changi Road hasn't launched: its name, size, design, prices and dates can change, and estimates aren't prices. See all upcoming launches.