Bedok Just Made Property History. Here's the Tea

Okay, so this happened on Tuesday and nobody's talking about it yet: a consortium just submitted a record $1.425 billion top bid for the old Temasek Pri/Sec school site next to Bedok MRT. At $1,537 psf ppr, that's a record land rate for a pure residential GLS site in the OCR (Outside Central Region — translation: the heartlands). Not "highest in a while." The highest on record.

Let's unpack why your group chat should care.

A consortium of UOL, CapitaLand Development and SingLand submitted the top bid for the New Upper Changi Road site (yes, the one under the old Temasek Pri/Sec school) at **$1.425 billion**. That works out to **$1,537 psf ppr** — the land rate per square foot of buildable space.

Four bids came in. The runner-up (CDL + Hong Realty) offered $1,350 psf ppr — a clear gap, but not a small bid by any means.

Worth flagging: a top bid isn't the same as a completed sale. URA still needs to formally award the tender before this is official — but it's the number every developer and analyst is now working off.

It's the **first GLS site within walking distance of the Bedok integrated transport hub in 16 years.** Sixteen. Years. If you've been waiting for a new launch to pop up right by the MRT here, this is the first real shot anyone's had at it in over a decade and a half.

• Land size: ~331,198 sq ft (that's about 6 football fields)

• Potential units: ~1,010

• Tenure: 99 years

• Top bid: $1.425 billion / $1,537 psf ppr 

• Runner-up bid: CDL + Hong Realty, $1,350 psf ppr

• Last comparable site: Bedok Rise, awarded Nov 2025 at $1,330 psf ppr — this new bid is about **15.6% higher**

That 15.6% jump, in under a year, on land in basically the same neighbourhood? That's not a small move.

Here's the honest answer: land price today does **not** guarantee what the eventual launch price will be. That depends on construction costs, developer margins, and how the market's feeling closer to launch — none of which is locked in yet.

That said, property portal 99.co reported that analysts are estimating the eventual selling price here could land somewhere in the **$2,900–$3,000 psf** range, based on the winning land rate. That's an estimate, not a confirmed price — treat it as a useful ballpark, not a number to plan your budget around just yet.

If you're sitting on a Bedok flat and wondering whether now's the time to think about upgrading, this tender is a useful data point: land this expensive doesn't get built into a bargain-bin launch.

It's also worth knowing this isn't happening in a scarcity vacuum. The government's 2026 GLS Confirmed List is releasing 9,320 units — over 50% above the 10-year average. So supply is being deliberately loosened even as this specific, MRT-adjacent pocket commands a record price. Both things are true at once, and worth weighing together rather than reading this purely as "buy now."

What's the play?** Hold for the long term and ride the MRT and precinct upside, or aim to sell once TOP hits? That decision changes your unit selection, your loan structure, even which floor you should be fighting for at launch. Worth working out before you commit, not after — let's talk it through.