The New Upper Changi Road GLS site is located at the former campus of Temasek Primary and Secondary.
In the 1H2026 GLS Programme, the New Upper Changi Road GLS Land site was announced directly into the Confirmed List. This site is near to Bedok MRT Station, Bedok Mall, Bedok Hawker Centre.
It is set to be a mega development at more than 1000 residential units.
On April 24 and May 7 2025, proposed amendments to the Urban Redevelopment Authority’s (URA) masterplan that were published showed that land occupied by five schools had been earmarked for new homes.
They are the former Bedok Town Secondary, Temasek Primary and Temasek Secondary in Bedok, Qiaonan Primary in Tampines and Siglap Secondary in Pasir Ris.
The site formerly occupied by Temasek Primary and Secondary schools was proposed to be rezoned from educational to residential use. This land site, which was later released as New Upper Changi Road GLS, is located at the intersection of New Upper Changi Road and Bedok South Road, near Bedok MRT Station. Both schools had moved to other sites in Bedok South and Upper East Coast.
Subsequently, on 2 Dec 2025, URA announced the GLS Programme for 1H2026. Comprising nine Confirmed List sites and 12 Reserve List sites, the Programme can yield 9,185 private residential units, 209,150 sqm gross floor area (GFA) of commercial space and 970 hotel rooms.
The Confirmed List, which comprises eight private residential sites and one Commercial & Residential site, can yield 4,575 private residential units (including 635 EC units) and 22,500 sqm GFA of commercial space.
The New Upper Changi Road GLS Land site was announced directly into the Confirmed List. This site is near to Bedok MRT Station, Bedok Mall, Bedok Hawker Centre and also an industrial area in Bedok South Road.
This is set to be a mega launch at more than 1000 residential units, and will join earlier launches in the area such as Bedok Residences and Sky Eden (Former Bedok Point Mall)
Note : 64m SHD (Singapore Height Datum) roughly translates to around 19 Storeys.
Credit : Streetdirectory.com
The New Upper Changi Road Land Parcel is located at New Upper Changi Road and Bedok South Road within the Bedok Planning Area.
The subject site is located within an established residential area. Surrounding developments include landed housing at Opera Estate to the west and south, public housing to the north, and an industrial estate to the east of the Land Parcel.
It is in proximity to key transport and amenity nodes, such as Bedok MRT station, Bedok Integrated Transport Hub, Bedok Mall, and Bedok Town Centre. It is also well linked to the East Region and the rest of the island via New Upper Changi Road and Bedok South Road.
The proposed development is subject to a maximum technical height control of 64 m SHD. Within the 50 m-wide low-rise zone fronting the row of landed houses along the western boundary of the Land Parcel (as shown in the Control Plans), the development is subject to a maximum height control of 5 storeys.
PRESS COVERAGE
15 May 2026
The Urban Redevelopment Authority (URA) has released two residential sites at Berlayar Drive and New Upper Changi Road for sale today under the first half 2026 (1H2026) Government Land Sales (GLS) Programme.
The sites at Berlayar Drive and New Upper Changi Road (located near Bedok MRT station) can potentially yield about 415 and 1,010 residential units, respectively. These form part of the 4,575 residential units to be released via the Confirmed List of the 1H2026 GLS programme, which is 50% above the average Confirmed List supply per GLS programme over the past decade.
The tender for the Berlayar Drive and New Upper Changi Road sites will close at 12 noon on 4 August 2026 and 1 September 2026, respectively.
(1) Berlayar Drive , New Upper Changi Road
(2) Final site area is subject to cadastral survey.
(3) Building height is based on Singapore Height Datum (SHD).
(4) Actual number of housing units provided by the developer may vary.
PRESS COVERAGE
2 DEC 2025
The Government has announced the GLS Programme for 1H2026. Comprising nine Confirmed List sites and 12 Reserve List sites, the Programme can yield 9,185 private residential units, 209,150 sqm gross floor area (GFA) of commercial space and 970 hotel rooms.
The Confirmed List, which comprises eight private residential sites and one Commercial & Residential site, can yield 4,575 private residential units (including 635 EC units) and 22,500 sqm GFA of commercial space.
The Reserve List includes six private residential sites, one commercial site, three White sites and two hotel sites, which can potentially yield an additional 4,610 private residential units, 186,650 sqm GFA of commercial space, and 970 hotel rooms.
| S/N | Location | Site Area (ha) | Proposed GPR | Estimated No. of Residential Units(1) | Estimated No. of Hotel Rooms | Estimated Commercial Space (m2) | Estimated Launch Date | Sales Agent |
|---|---|---|---|---|---|---|---|---|
| Confirmed List | ||||||||
| Residential Sites | ||||||||
| 1 | Holland Plain (2) | 1.57 | 1.8 | 280 | 0 | 0 | Feb-26 | URA |
| 2 | River Valley Green (Parcel C) | 1.15 | 3.5 | 470 | 0 | 0 | Apr-26 | URA |
| 3 | Peck Hay Road (3) | 0.55 | 4.9 | 315 | 0 | 0 | Apr-26 | URA |
| 4 | Berlayar Drive (3) | 2.54 | 1.4 | 415 | 0 | 0 | May-26 | URA |
| 5 | Canberra Drive (EC) (3) | 1.16 | 1.6 | 185 | 0 | 0 | May-26 | HDB |
| 6 | New Upper Changi Road (3) | 3.16 | 2.8 | 1,040 | 0 | 0 | May-26 | URA |
| 7 | Lorong Puntong (3) | 0.43 | 2.8 | 140 | 0 | 0 | Jun-26 | URA |
| 8 | Sembawang Drive (EC) (3) | 1.29 | 3.5 | 450 | 0 | 0 | Jun-26 | HDB |
| Commercial & Residential Sites | ||||||||
| 9 | Bayshore Drive (3)(4) | 5.74 | 2.6 | 1,280 | 0 | 22,500 | Mar-26 | URA |
| Total (Confirmed List) | 4,575 | 0 | 22,500 | |||||
| S/N | Location | Site Area (ha) | Proposed GPR | Estimated No. of Residential Units | Estimated No. of Hotel Rooms | Estimated Commercial Space (m2) | Estimated Available Date | Sales Agent |
|---|---|---|---|---|---|---|---|---|
| Reserve List | ||||||||
| Residential Sites | ||||||||
| 1 | Marina Gardens Lane (Plot 2) (5) | 0.6 | 5.6 | 390 | 0 | 150 | Available | URA |
| 2 | Media Circle (Plot 2) (6) | 0.57 | 4.2 | 520 | 0 | 400 | Available | URA |
| 3 | Media Circle (Parcel B) (7) | 1 | 4.3 | 500 | 0 | 400 | Available | URA |
| 4 | Cross Street (8) | 0.23 | 6.3 | 315 | 0 | 500 | Available | URA |
| 5 | Morrison Lane (3)(9) | 0.66 | 2.8 | 200 | 0 | 750 | Feb-26 | URA |
| 6 | Kitchener Link (3) | 0.39 | 3 | 135 | 0 | 0 | Jun-26 | URA |
| Commercial Sites | ||||||||
| 7 | Punggol Walk (10) | 1 | 1.4 | 0 | 0 | 13,350 | Available | URA |
| White Sites | ||||||||
| 8 | Marina Gardens Crescent (11) | 1.73 | 4.2 | 775 | 0 | 6,000 | Available | URA |
| 9 | Woodlands Avenue 2 (12) | 2.75 | 4.2 | 440 | 0 | 78,000 | Available | URA |
| 10 | Town Hall Link (3)(13) | 3.72 | - | 1,200 | 0 | 84,000 | Mar-26 | URA |
| Hotel Sites | ||||||||
| 11 | River Valley Road (14) | 1.02 | 2.8 | 0 | 530 | 2,000 | Available | URA |
| 12 | Telok Ayer Street (15) | 0.42 | 7 | 135 | 440 | 1,100 | Dec-25 | URA |
| Total (Reserve List) | 4,610 | 970 | 186,650 | |||||
| Total (Confirmed List and Reserve List) | 9,185 | 970 | 209,150 | |||||
PRESS COVERAGE
10 May 2025
...
The HDB is in the midst of demolishing three of the schools, and has permission from the URA to tear down the remaining two.
Other proposed amendments to the URA Master Plan 2019 – a statutory document – showed that new homes are being planned in areas such as Sin Ming and Toa Payoh.
One of the proposed amendments is to rezone a site near Bedok MRT station from educational to residential use.
The site, at the intersection of New Upper Changi Road and Bedok South Road, was formerly occupied by Temasek Primary and Secondary schools. Both schools have moved to other sites in Bedok South and Upper East Coast.