Bagnall Haus
7 units available
$2,428–$2,607 psf
94% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
New Upper Changi Road GLS is a pipeline 1,010-unit 99-year leasehold condominium in D16 (OCR, East region), developed by UOL Group / CapitaLand Development / Singapore Land Group, with completion expected in 2031.
The site sits about 0.33 km in a straight line from Bedok (EW5), roughly 5 minutes on foot. It has not launched. Our estimated launch range is $3,140–$3,550 psf (est.), anchored on an estimated breakeven of $2,730 psf ppr — see the estimate and its cost stack below.
In the pipeline
Land awarded at $1,537 psf ppr · ~1,010 units planned
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 2 Sept 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for New Upper Changi Road GLS, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- GLS Site
- Developer
- UOL Group / CapitaLand Development / Singapore Land Group
- District
- D16 · OCR · East
- Tenure
- 99 years
- Total units
- 1,010
- Site area
- 30,769 sqmest.331,198 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 86,154 sqm
- Plot ratio
- 2.8
- Land cost
- $1,537 psf ppr
- Estimated breakeven
- $2,730 psf pprest.
- Estimated launch psf
- $3,140–$3,550est.
- Units sold
- 0%0 of 1,010 · 1,010 available
- Estimated completion
- 2031
- Nearest MRT
- Bedok EW5 · 0.33 km · ~5 min walk
- Coordinates
- 1.32281, 103.92671
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 2 Sept 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
PropertyInsider’s estimated launch price for this site, and the indicative quantum that range implies at typical unit sizes.
Estimated launch psf
$3,140–$3,550
Breakeven $2,730 psf ppr x 1.15–1.30 margin
Awarded land cost
$1,537
psf per plot ratio
2BR indicative quantum
$2.2M–$2.48M
at a typical 700 sqft
3BR indicative quantum
$2.98M–$3.37M
at a typical 950 sqft
4BR indicative quantum
$3.61M–$4.08M
at a typical 1150 sqft
Land attributes
- Street
- New Upper Changi Road
- Tenure
- 99 years
- Plot ratio
- 2.8
- Site GFA (sqm)
- 86,154
- Land rate ($psf ppr)
- $1,537
- Units (est.)
- 1,010
- Developer
- CapitaLand, UOL and SingLand (United Venture Development (Daisy) Pte. Ltd. and CL Sapphire Pte. Ltd.)
Estimated breakeven
- Land ($m)
- $1,425.4m
- Construction ($m)
- $506.3m
- Land financing ($m)
- $224.5m
- Professional / legal / taxes ($m)
- $231.8m
- Marketing / others ($m)
- $143.3m
- Est. total cost ($m)
- $2,531.3m
- Est. breakeven ($psf ppr)
- $2,730
Applying a 15%–30% developer margin to a breakeven of $2,730 psf ppr gives an estimated launch range of $3,140–$3,550 psf. How this model works and how it has performed.
Breakeven is the estimated total development cost divided by gross floor area, in dollars per square foot per plot ratio — the same basis as the land rate. Cost stack: EdgeProp estimates, land awarded 1 Sept 2026. Figures are estimates (est.), not the developer’s accounts.
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where New Upper Changi Road GLS sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Bedok (EW5), about 0.33 km away in a straight line, roughly 5 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
New Upper Changi Road GLS is located at 1.32281, 103.92671 in D16, Singapore. The interactive map loads when this section comes into view.
- District
- D16 · East · OCR
- Nearest MRT
- Bedok EW5 · 0.33 km · ~5 min walk
- Coordinates
- 1.32281, 103.92671
- Tenure
- 99 years
- Site status
- GLS Site
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Bedok MRTEW5 · East West Line | 0.33 km | 5 min | — |
| Bedok MallShopping mall | 0.36 km | 5 min | — |
| Opera Estate Primary SchoolModerate P1 demand | 0.46 km | 7 min | — |
| New Upper Changi Road Blk 208BHawker centre · 70 cooked-food stalls | 0.48 km | 7 min | — |
| Djitsun Mall BedokShopping mall | 0.49 km | 7 min | — |
| Bedok PolyclinicPublic polyclinic · SingHealth Polyclinics | 0.71 km | 11 min | — |
| Heartbeat@Bedok ActiveSG Sport CentreActiveSG sport centre | 0.72 km | 11 min | — |
| Kampong Chai Chee CCCommunity club | 0.72 km | 11 min | — |
| Bedok North Street 1 Blk 216Hawker centre · 82 cooked-food stalls | 0.86 km | 13 min | 3 min |
| SFA Eduhearts International SchoolInternational school | 0.95 km | 14 min | 3 min |
| Bedok South Road Blk 16Hawker centre · 64 cooked-food stalls | 1.01 km | 15 min | 3 min |
| Fengshan Primary SchoolModerate P1 demand | 1.01 km | 15 min | 3 min |
| St Andrew's Community Hospital (Bedok)Government-funded community hospital | 1.03 km | 15 min | 3 min |
| Bedok CCCommunity club | 1.05 km | 16 min | 3 min |
| St. Stephen's SchoolModerate P1 demand | 1.11 km | 17 min | 3 min |
| Bedok Green Primary SchoolP1 vacancies available | 1.23 km | 19 min | 4 min |
| Yu Neng Primary SchoolVery high P1 demand | 1.37 km | 21 min | 4 min |
| Bedok Town ParkPark · 13 ha | 1.39 km | 21 min | 4 min |
| Siglap MRTTE28 · Thomson-East Coast Line | 1.49 km | 22 min | 4 min |
| Damai Secondary SchoolSecondary | 1.57 km | 24 min | 5 min |
| Victoria SchoolSecondary · Boys | 1.57 km | 24 min | 5 min |
| Bedok Green Secondary SchoolSecondary | 1.60 km | 24 min | 5 min |
| East Coast Park Area EPark · 22 ha | 1.87 km | 28 min | 5 min |
| Middleton International SchoolInternational school | 2.82 km | — | 8 min |
| Tampines Regional CentreRegional commercial centre | 2–5 km | — | 10–20 min |
| Paya Lebar CentralRegional commercial centre | 2–5 km | — | 10–20 min |
| Singapore University of Technology and DesignAutonomous university nearest — beyond 3 km | 4.63 km | — | 13 min |
| Downtown (CBD and Marina Bay)Central business district | 5–10 km | — | 20–30 min |
No categories selected. Pick one above, or .
28 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|
Site map
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Latest transactions
| Date | Unit | Type | Size | Price | Price psf |
|---|
How D16 resales have performed
Capital appreciation context for New Upper Changi Road GLS: what sellers of completed condos in the same district actually realised on 9,347 matched buy-and-sell pairs (March 1995 to August 2026), including the 14.6% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 14.6% recorded on completed sales here.
Median annualised return
2.8% p.a.
all exits in district D16, winners and losers
Share that made money
85.4%
7,984 of 9,347 matched exits
Median gain when it worked
$316k
gross, before transaction costs
Median loss when it did not
-$85k
1,363 exits sold at or below cost
Median holding period
9.7y
purchase to sale
OCR segment median
2.8% p.a.
78,217 exits island-wide, 86.3% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D16 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
4.7% p.a.middle of the 10 mapped, all exits2.6–5.3%slowest to fastest of the 10$316kmiddle project’s median gain, gross$1,509 psftheir middle average resale psf$3,140–3,550 psfthis launch, estimated (est.) launch range
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Optima @ Tanah Merah | 2012 | 231 | 99.6% | 5.3% p.a. | 5.6y | $315k | $1,019 |
| Casa Merah | 2009 | 567 | 96.3% | 5.3% p.a. | 5.2y | $432k | $1,656 |
| Costa Del Sol | 2004 | 1,163 | 96.1% | 5.3% p.a. | 6.7y | $516k | $1,020 |
| Waterfront Key | 2012 | 285 | 98.2% | 5.2% p.a. | 7.9y | $397k | $1,936 |
| Waterfront Waves | 2011 | 276 | 98.2% | 5.2% p.a. | 8.2y | $430k | $1,782 |
| Grandeur Park Residences | 2020 | 217 | 100.0% | 4.1% p.a. | 6.0y | $252k | $1,502 |
| The Clearwater | 2001 | 435 | 88.3% | 3.8% p.a. | 11.0y | $317k | $1,516 |
| Waterfront Gold | 2014 | 213 | 99.5% | 3.2% p.a. | 9.1y | $277k | $1,100 |
| Aquarius by the Park | 2001 | 787 | 83.6% | 2.9% p.a. | 11.5y | $286k | $1,424 |
| Bayshore Park | 1986 | 909 | 78.2% | 2.6% p.a. | 10.8y | $268k | $1,517 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of New Upper Changi Road GLS and the 8 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Opera Estate Primary School≤1km0.46 km (est.)≈ 7 min walk
2A 0.09×2B 0.00×2C 0.59× • ballot PR >2km2C(S) 0.69×
Fengshan Primary School1–2km1.01 km (est.)≈ 15 min walk
2A 0.55×2B 0.00×2C 0.80×2C(S) 1.94× • ballot SC <1km
St. Stephen's School1–2km1.11 km (est.)≈ 17 min walk
2A 0.20×2B 0.39×2C 0.66×2C(S) 1.34× • ballot SC >2km
Yu Neng Primary School1–2km1.37 km (est.)≈ 21 min walk
2A 0.90×2B 0.64×2C 1.76× • ballot SC <1km2C(S) —
Red Swastika School1–2km1.46 km (est.)≈ 22 min walk
2A 3.67× • ballot SC <1km2B 1.65× • ballot SC <1km2C 2.08× • ballot SC <1km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: primary schools near new launches.
Compare with nearby launches
Other tracked launches and GLS sites in D16 or the same segment and region.
Bayshore Drive GLS
Upcoming
Est. launch price$2,810–$3,170 psf
0% sold
Bedok Rise GLS
Upcoming
Est. launch price$2,820–$3,180 psf
0% sold
Pinery Residences
38 units available
$2,494–$2,564 psf
94% sold
Vela Bay
133 units available
$2,827–$3,152 psf
74% sold
Coastal Cabana
131 units available
$1,784–$1,801 psf
82% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.
