Eastern Singapore features heavily in EdgeProp's 8 October 2026 decade review of residential Government Land Sales (GLS) prices. EdgeProp reported that four of the six Outside Central Region (OCR) sites awarded in 2025 were in Bedok and Serangoon, that they averaged $1,359 per square foot per plot ratio (psf ppr), and that each drew between 5 and 10 bids.
The contrast with the year before is sharp. According to EdgeProp, the two OCR sites awarded in 2024, Canberra Crescent and Faber Walk, averaged $849 psf ppr and drew three bids each. EdgeProp put the rise in OCR land prices at 44% in 2025. The 2024 figures also sit in a year when, EdgeProp noted, harmonised gross floor area rules for sites launched from 1 September 2022 counted air-conditioning ledges toward floor area and stopped voids from adding saleable area, so the same psf ppr meant a higher effective cost.
The longer view points the same way. EdgeProp's analysis shows OCR averages climbing 46%, from $741 psf ppr in 2016-2020 to $1,080 in 2021-2025, while Core Central Region averages slipped 4%, from $1,374 to $1,322. The gap between the two regions therefore narrowed from $633 psf ppr to $242, EdgeProp reported.
Across 63 residential GLS sites from 2016 to 2025, EdgeProp calculated, the average land price moved from $833 psf ppr to $1,312, roughly 5% a year. The September 2026 marker is a Rest of Central Region record: EdgeProp reported that the Lorong Puntong and Sin Ming Avenue site, awarded in September 2026 for $208.1 million and about 140 homes, reached $1,612 psf ppr, ahead of the $1,515 paid for the Berlayar Drive site in August.
Competition for sites has eased from its early-decade peak but is firming. EdgeProp found that sites drew 7.9 to 13.3 bids a year on average in 2016-2018 and no more than 6.2 a year since 2022, while developers per winning bid average 2.2 in 2026 up to the report, the highest since 2016. EdgeProp also reported that OCR sites awarded in 2026 have averaged $1,331 psf ppr, with unsold stock down 9% and the overall land average at $1,465.
EdgeProp lists three forces behind the climb. Non-landed private new-sale prices excluding ECs rose 84% between 2016 and 2025, and in the OCR new-sale prices rose 83% against a 72% gain in land, according to EdgeProp. EdgeProp found land prices and unsold stock moving in opposite directions in eight of ten years, with winning bids about 4% to 5% higher for each 10% fall in unsold stock in the preceding year. Fewer en bloc deals form the third force: residential en bloc sales peaked at 38 in 2018 and numbered 2 in 2023, EdgeProp counted.
Bedok Rise Residences, the working name for the project, is a 99-year leasehold condominium of around 380 homes on the GLS parcel at Bedok Rise, off New Upper Changi Road in District 16, about 110 metres from Tanah Merah MRT station. URA awarded the site on 2 December 2025 after a ten-bid tender, in line with the 5 to 10 bids EdgeProp recorded for the Bedok and Serangoon sites in 2025. The official name, unit mix and pricing will be published as the developer releases them. The location page maps the surroundings, the homepage carries the launch watch, and visitors can ask the Sales Concierge to place their name on the preview list.
Source: EdgeProp, analysis of 8 October 2026.
General information only, not financial or legal advice.
Source: EdgeProp. This article is independent commentary; Bedok Rise Residences Condo @ Tanah Merah (Updated 2026) is not affiliated with the parties mentioned.
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