URA sale site · Confirmed List, 2H2026

East Coast Road

Tender open99-year leaseBedok

Allowable development: Residential.

Boundary as URA's sale-site layer publishes it. Planning area: Bedok.View on Map

Launched for tender, Confirmed List: 29 September 2026
Tender scheduled to close: 3 December 2026

Tender outcome

Open for tender, scheduled to close 3 December 2026. No bids are published until the close.

Site area

Not available: the release did not state it

Unresolved

As stated on 29 September 2026 [ura-pr26-68/pr26-68a.pdf]. Subject to cadastral survey

Maximum GFA

8,805sqm

Official source

As stated on 29 September 2026 [ura-pr26-68/pr26-68a.pdf]

Estimated housing yield

85homes

Estimate

URA's estimate, not a cap. As stated on 29 September 2026 [ura-pr26-68/pr26-68a.pdf]

What matters about this site

URA sale site on a 99-year lease in Bedok. Allowable development, as the record states it: Residential.

Released on the Confirmed List of the 2H2026 programme.

Open for tender, scheduled to close on 3 December 2026. URA estimated about 85 homes.

These are recorded site and tender facts. Feasibility, value and future pricing need separate analysis.

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Overview

The site particulars in force on the reading date, each with the document that stated it. A cap is labelled as a cap and an estimate as an estimate; a figure the annex did not give is absent.

Selling authority: URA
Allowable development: Residential
Tenure: 99 years
Programme list: Confirmed List (2H2026 programme), launched for tenderAnnex A prints the site area as two plots, 2,481.1 sqm and 3,021.9 sqm, and no total.[ura-pr26-68/pr26-68a.pdf]
Site area: No total printed; the plots as statedSubject to cadastral survey, as the annex states.
Plot 1: 2,481.1 sqm
Plot 2: 3,021.9 sqm
[ura-pr26-68/pr26-68a.pdf]
Maximum GFA: 8,805 sqm[ura-pr26-68/pr26-68a.pdf]
Estimated housing units: 85[ura-pr26-68/pr26-68a.pdf]
Tender conditions: Housing yield: The number of units is an estimate; the annex says the actual number may vary. Not a cap.
Minimum average dwelling unit size: 100 sqm
Facts as stated on: 29 September 2026

Tender

Milestones on record

Programme: Confirmed List, 2H2026, launched for tender, as stated on 29 September 2026. Being on a list is not a tender launch: a launch is the release that reports one.

29 September 2026Launched for tender, Confirmed List
3 December 2026Tender scheduled to close (announced 29 September 2026; a date announced, not a close on record)

[ Tender open ]

Scheduled to close 3 December 2026 at 12:00 Singapore time, as announced on 29 September 2026. A date announced, not a close on record: the close is the release that reports it.

No bids are on record. Bids are published when the tender closes.

Comparable land sales

Other Government Land Sales awards that meet explicit criteria, read as the record stood on 19 October 2026. They show what was paid for similar land then: evidence, not a valuation of this site. Prices are as awarded, not adjusted to today.

How comparables are chosen

The same use: residential, non-landed, as this site's planning use reads.
The same tenure class: a lease.
A land rate URA published in psf ppr on gross floor area. A rate priced on site area, or one Prevo derived from the price and GFA, is a different measure and is left out.
Awarded within 3 km of this site's boundary and between 2021-10-19 and 2026-10-19, the awards on record when this site's tender closed. The search widens (3 km and five years, then 5 km, then ten years) only until three are found.
Distance only bounds the search and orders what qualified: being near is not what makes a site comparable.

The same rules Studio uses for a study dated 19 October 2026 (land comparables 2B-2.0).

5 comparable awards, published rates S$1,069 psf ppr to S$1,537 psf ppr.

Site	Awarded	Use and tenure	Site area and GFA	Winning bid	Land rate (published, on GFA)	Tender groups
This site	Not awarded	Residential, non-landed 99-year lease	Site area not stated GFA 8,805 sqm	No award	Not set beside these: the site has no award, so it has no land rate.	Not on record
New Upper Changi Road 1.1 km	4 September 2026	Residential, non-landed 99-year lease	30,769 sqm GFA 86,154 sqm · plot ratio 2.8	S$1,425,388,000	S$1,537 psf ppr	4
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 1.1 km away · awarded 1 month before the closeLimits: Maximum GFA 879% larger than this site's.How its bids compared Award release
Bayshore Road 1.9 km	28 March 2025	Residential, non-landed 99-year lease	10,497.3 sqm GFA 44,089 sqm · plot ratio 4.2	S$658,888,998	S$1,388 psf ppr	8
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 1.9 km away · awarded 19 months before the closeLimits: Maximum GFA 401% larger than this site's.How its bids compared Award release
Bedok Rise 2.9 km	2 December 2025	Residential, non-landed 99-year lease	20,293.6 sqm GFA 32,470 sqm · plot ratio 1.6	S$464,800,000	S$1,330 psf ppr	10
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 2.9 km away · awarded 10 months before the closeLimits: Maximum GFA 269% larger than this site's.How its bids compared Award release
Jalan Tembusu (20,572.1 sqm parcel) 2.8 km	10 August 2023	Residential, non-landed 99-year lease	20,572.1 sqm GFA 72,003 sqm · plot ratio 3.5	S$828,800,000	S$1,069 psf ppr	2
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 2.8 km away · awarded 3 years 2 months before the closeLimits: Maximum GFA 718% larger than this site's. Awarded 3 years 2 months before this site's tender closed; the market moved in between and the price is not adjusted for it.How its bids compared Award release
Jalan Tembusu 2.9 km	26 January 2022	Residential, non-landed 99-year lease	19,567.4 sqm GFA 54,789 sqm · plot ratio 2.8	S$768,000,000	S$1,302 psf ppr	8
Qualifies: Residential, non-landed · 99-year lease · psf ppr published on GFA · 2.9 km away · awarded 4 years 9 months before the closeLimits: Maximum GFA 522% larger than this site's. Awarded 4 years 9 months before this site's tender closed; the market moved in between and the price is not adjusted for it.How its bids compared Award release

Sale sites around this one left out: 50 of a different use, 46 awarded before the window, 12 with no psf ppr published on GFA, 5 beyond the distance.

Reading comparable land sales…

Location

Parcel: Boundary published in URA's sale-site layer, drawn at the top of the page.
Planning area: Bedok, as URA's sale-site layer gives it.
On the map: View on Map for the parcel in its surroundings: Master Plan land use, transport, nearby sale sites and developments.

Developments nearby

Private developments within 1 km of the site's boundary, nearest first, measured boundary to boundary. Being nearby makes them context, not comparables; their prices and transactions are on the map.

AXIS @ SIGLAP · Apartment · FreeholdTouches the site
FINLAND GARDENS · Condominium · Freehold15 m
SIGLAP CENTRE33 m
SIGLAP V · Apartment · Freehold49 m
THE DOMAIN · Apartment · Freehold61 m
SPRINGVALE · Apartment · Freehold116 m
EASTREES · Terrace House · Freehold124 m
UNITED MANSION · Apartment · Freehold124 m
6 UPPER EAST COAST ROAD190 m
FERNWOOD TOWERS · Condominium · Freehold207 m

The nearest 10 of 86; the map shows them all.

Finding developments nearby…

Market

No tender close is on record for this site, so there is no market-at-close reading.

Analyse in Studio

Start a preliminary feasibility study from this site in Prevo Studio. It is a working model for your own assumptions, not a valuation, an approval or a completed feasibility.

Carried from this record

Site boundary: From the agency's sale-site layer
Site area: Not carried: not stated in the record
Maximum GFA: 8,805 sqm
Tenure: 99-year lease
Land price: Not carried: no award, so you enter your own
Comparable land sales: Read again by the same rules on the study's own date, so a study begun today may hold later awards than this page

You confirm in Studio

The cadastral lots under the sale boundary, before planning controls are read from them.
Zoning, plot ratio and height controls, read from the Master Plan layers; each one Studio cannot settle is marked for you to enter.
The selling price: Studio offers an estimate from nearby new sales, labelled as an estimate, for you to replace.
Construction costs, unit mix and the other scheme assumptions.
Your land price: the record holds no award for this site.

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Sources

Every release that touched the site, latest first, each on its own date with its text folded beneath, then the documents behind the page.

29 September 2026

Launched for tender, Confirmed List

URA releases two sale sites at East Coast Road and Serangoon North View

Read the press releaseura-pr26-68

The Urban Redevelopment Authority (URA) has released two residential sites at East Coast Road and Serangoon North View for sale today under the second half 2026 (2H2026) Government Land Sales (GLS) Programme.

The Confirmed List site at East Coast Road can potentially yield about 85 residential units. The site at Serangoon North View is available for application under the Reserve List and can potentially yield 235 residential units. Details on the two sites can be found in Annex A.

Other details

The tender for the East Coast Road site will close at 12 noon on 3 December 2026.

Source documents2 documents: type, publisher, retrieval date, link and hash

Press releasePublished 29 September 2026
URA releases two sale sites at East Coast Road and Serangoon North View
Urban Redevelopment Authority · Retrieved 19 October 2026
Source fact · Source-backed
Open original source
Technical details
SHA-256
b17f22f3866742debeedc53341a181bee2fdd6de4e2df5688e8360635d35414d
Size
432,926 bytes
Format
text/html
Retrieved at
2026-10-19 07:05:06 UTC
Prevo reference
ura-pr26-68
AnnexPublished 29 September 2026
Annex A to URA releases two sale sites at East Coast Road and Serangoon North View
Urban Redevelopment Authority · Retrieved 19 October 2026
Source fact · Source-backed
Open original source
Technical details
SHA-256
ab5c17fb27a2e2467134a9bbc32cb4ad76926f5a8b1a1fc1fa4f2b6e4a05b124
Size
93,401 bytes
Format
application/pdf
Retrieved at
2026-10-19 07:05:06 UTC
Prevo reference
ura-pr26-68/pr26-68a.pdf