Bedok Residences
The ground under it was tendered in 2010. Both ends of that are public; nobody puts them together.
The land under Bedok Residences
HDB put this parcel out to tender and names Bedok Residences as what was built on it. Everything below is from that tender: the dates, the winning price, and the 9 bids that came in.
- Tender launched2 Jul 2010
- Tender closed1 Sep 20109 bids received
- Awarded6 Sep 2010Brilliance Residential (1) Pte. Ltd. and Brilliance Trustee Pte. Ltd.
- Winning tenderS$788,888,888S$9,051 per sq m of gross floor area · S$841 per sq ft
- Parcel
- Bedok P1 New Upper Changi Road / Bedok North Drive
- Site area
- 24,902 sq m
- Lease
- 99 yrs
- Plot ratio
- 3.5
- Gross floor area
- 87,158 sq m
- Sold as
- Mixed
Every bid — all 9, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Brilliance Residential (1) Pte. Ltd. and Brilliance Trustee Pte. Ltd. | S$788,888,888 | — |
| 2 | Moon Holdings Pte. Ltd. and UED Capital Venture Pte. Ltd. | S$650,888,099 | S$138,000,789 · 17.5% |
| 3 | Emerald Star Pte Ltd and FC Retail Trustee Pte Ltd | S$650,028,000 | S$138,860,888 · 17.6% |
| 4 | Keppel Land Realty Pte Ltd / Jewel Development Pte. Ltd. | S$640,100,000 | S$148,788,888 · 18.9% |
| 5 | Trimost Development Pte. Ltd. and Trifort Investments Pte. Ltd. | S$596,888,000 | S$192,000,888 · 24.3% |
| 6 | United Venture Development Pte. Ltd. and United Venture Investments Pte. Ltd. | S$588,000,000 | S$200,888,888 · 25.5% |
| 7 | Gold Yield Pte. Ltd. and East Peak Development Pte. Ltd. | S$563,463,288 | S$225,425,600 · 28.6% |
| 8 | Choice Homes Zeta Pte Ltd and The R Hub Pte Ltd | S$542,298,000 | S$246,590,888 · 31.3% |
| 9 | Sim Lian Land Pte Ltd & Sim Lian Development Pte Ltd | S$539,000,000 | S$249,888,888 · 31.7% |
What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.
Source: HDB — Sites Sold by HDB · tender awarded 6 Sep 2010 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Bedok Mall & Bedok Residences”. This parcel, from tender to today · Every land sale
What has been filed there since
Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.
Year by year, for a median-sized unit
| Year | Median psf | Against the year before |
|---|---|---|
| 2022 | $1,586 (5) | — |
| 2023 | $1,699 (4) | +7.1% |
| 2024 | $1,790 (2) | +5.4% |
| 2025 | $1,879 (4) | +5.0% |
The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.
The rest of it
- Every filed transaction at Bedok ResidencesThe full record — price history, floor premium, what a sale would net
- Every land sale since 1993441 URA sites and 216 from HDB, with every losing bid that was published
- Why there is no margin on this pageWhat sits between the two ends, and why none of it is published