New Upper Changi Road GLS Upcoming New Launch Condo in District 16 (Bedok / Upper East Coast)

Latest Update (4 September 2026): The New Upper Changi Road GLS site has been awarded to United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd. with a winning bid of S$1,425,388,000, equivalent to S$16,544.65 per sqm of gross floor area (approximately S$1,537 psf per plot ratio).

This 99-year leasehold residential site measures 30,769 sqm with a maximum permissible gross floor area of 86,154 sqm. The project name, confirmed unit count, floor plans, pricing and preview dates have yet to be announced.

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The New Upper Changi Road GLS site is an upcoming private residential development in District 16. Following the tender award, buyers now have a confirmed land cost benchmark to consider while waiting for the developer's project plans and launch details.

For a closer look at the location, market positioning and potential buyer fit, refer to our detailed analysis:

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Factsheet

Name	New Upper Changi Road GLS (project name to be announced)
Type	Private residential development
Successful Tenderers	United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd.
Location	New Upper Changi Road
District	District 16 – Bedok / Upper East Coast
Tenure	99-year leasehold
Site Area	30,769 sqm (approximately 3.08 ha)
Maximum Permissible GFA	86,154 sqm
Gross Plot Ratio	Approximately 2.8
Winning Bid	S$1,425,388,000 (S$16,544.65 per sqm of GFA; approximately S$1,537 psf ppr)
GLS Status	Awarded
Tender Launch / Close	15 May 2026 / 1 September 2026
Tender Award Date	4 September 2026
Confirmed Total Units / Preview Timeline	To be announced

Key Highlights

District 16 private residential GLS site awarded on 4 September 2026
Winning bid of S$1.425 billion, approximately S$1,537 psf ppr
99-year leasehold site measuring 30,769 sqm
Maximum permissible GFA of 86,154 sqm
Final unit count, layouts and launch details pending

Location & Connectivity

The site is located along New Upper Changi Road in the established Bedok residential area. Nearby transport, shops, schools and everyday amenities should be evaluated against the eventual site entrances and actual walking routes once detailed plans are available.

Location takeaway: Assess practical access and unit orientation alongside the convenience of a mature eastern estate.

What the Tender Result Means for Buyers

The confirmed land bid provides an early cost benchmark. It does not establish the eventual selling price: construction costs, design, unit sizes and launch conditions will also matter.

Buyers can use the time before launch to compare District 16 new launches and resale homes, work through affordability and identify the layouts that meet their needs. Read the full project analysis for more context.

Estimated Pricing & Market Positioning

The S$1.425 billion land bid is equivalent to approximately S$1,537 psf per plot ratio. This is a land cost measure based on permitted gross floor area, not an indicative selling price per square foot.

Official launch pricing has not been released. When it is available, compare the total purchase quantum, usable space, floor plan and payment schedule against other homes in the area.

Planning ahead? Refer to the Housing Loan Guide and Stamp Duty Guide to assess financial readiness.

Who This Project May Appeal To

Buyers considering a new private home in District 16
Owner-occupiers comparing Bedok and Upper East Coast options
Families evaluating layouts and amenities in an established eastern neighbourhood
Buyers comparing new launch prices with nearby resale homes

What Buyers Should Watch Next

Official project name and confirmed total unit count
Site plan, facilities, unit mix and floor plan efficiency
Indicative prices and total purchase quantum
Preview and booking dates

Related Buyer Guides

Want the Bigger Picture Behind This Project?

Before focusing on floor plans and facilities, consider the land cost, eventual pricing and how the project compares with other options.

Read Full Strategic Review →

Your Early Access Starts Here

Press Coverage

Source: https://www.ura.gov.sg/news/media/pr26-64/

Published: 4 September 2026

URA awarded the residential site to United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd. The tender opened on 15 May 2026 and closed on 1 September 2026; the lease term is 99 years.

Location	Allowable Development	Site Area	Maximum Permissible GFA	Successful Tenderers	Tendered Price
New Upper Changi Road	Residential	30,769.0 m²	86,154 m²	United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd.	S$1,425,388,000 (S$16,544.65 per m² of GFA)