Video · Market analysis
New Upper Changi Road land bid of $1,537 psf ppr: what it means for buyers
- By
- James Wong, B.Acc (Hons)
- First posted
- 4 Sept 2026
- TikTok account
- @jameswong.sgproperty
- Length
- 1:53
- Last fact-checked
- 4 Sept 2026
- Data period
- Sept 2026
Filed underNew launch
In this video
A consortium of UOL, SingLand and CapitaLand placed the top bid of $1.425 billion, or $1,537 per square foot per plot ratio, for the New Upper Changi Road site. James explains why land cost matters for future launch prices. He also cautions against assuming that every Bedok property will benefit.
Key takeaways
- The top bid was $1.425 billion, or $1,537 psf ppr. That is the land cost only, before construction, financing, marketing and the developer's profit.
- It is about 9% more than the $1,410 psf ppr paid for the Dunearn Road site in 2025.
- The top bid was about 13.8% above the second-highest bid. That shows the consortium's confidence, not necessarily the whole market's.
- James's caution: do not assume every Bedok property will benefit.
Limitations
A top bid is not a launch price. What the land cost means for future prices is James's view, not a forecast.
Sources
- 1.EdgeProp Singapore report on URA's tender results for the New Upper Changi Road site
EdgeProp Singapore, via Yahoo News · Period: Tender closed 1 Sep 2026 · Extracted 4 Oct 2026
A press report of URA's tender results, not URA's own release.
General information only, not financial, legal or tax advice. Figures reflect the data period shown and may since have changed; your own circumstances will differ. Full disclaimer.
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