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 $3,150–$3,560 psf (est.), anchored on an estimated breakeven of $2,741 psf ppr — see the estimate and its cost stack below.
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 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for New Upper Changi Road GLS, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.
The project
- Property type
- Condo
- Status
- GLS Site
- Developer
- UOL Group / CapitaLand Development / Singapore Land Group
- Tenure
- 99 years
- Total units
- 1,010
- Estimated completion
- 2031
Pricing
- Estimated launch psf
- $3,150–$3,560est.
Land and cost
- Land cost
- $1,537 psf ppr
- Breakeven
- $2,741 psf pprest.
- Site area
- 30,769 sqmest.331,198 sqft, derived from GFA ÷ plot ratio
- Gross floor area
- 86,154 sqm
- Plot ratio
- 2.8
Location
- District
- D16, OCR, East
- Nearest MRT
- Bedok EW50.33 km in a straight line, ~5 min walk
- Coordinates
- 1.32281, 103.92671
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 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
$3,150–$3,560
Breakeven $2,741 psf ppr x 1.15–1.30 margin
Awarded land cost
$1,537
psf per plot ratio
2BR indicative quantum
$2.21M–$2.49M
at a typical 700 sqft
3BR indicative quantum
$2.99M–$3.38M
at a typical 950 sqft
4BR indicative quantum
$3.62M–$4.09M
at a typical 1150 sqft
Land attributes
- Street
- New Upper Changi Road
- Tenure
- 99 years
- Plot ratio
- 2.8
- Site GFA (sqm)
- 86,154
- Land rate ($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)
- $1,425.3m
- Construction ($m)
- $506.3m
- Land financing ($m)
- $224.6m
- Professional / legal / taxes ($m)
- $241.7m
- Marketing / others ($m)
- $143.9m
- Est. total cost ($m)
- $2,541.9m
- Est. breakeven ($psf ppr)
- $2,741
Applying a 15%–30% developer margin to a breakeven of $2,741 psf ppr gives an estimated launch range of $3,150–$3,560 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: PropertyInsider.sg cost model, 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 EW50.33 km in a straight line, ~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
Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.
MRT and LRT stations2 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Bedok MRTEW5 · East West Line | 0.4 km | — | 5 min |
| Siglap MRTTE28 · Thomson-East Coast Line | 2.0 km | 4 min | 22 min |
Schools11 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Opera Estate Primary SchoolPrimary school, moderate P1 demand | 0.6 km | — | 7 min |
| Fengshan Primary SchoolPrimary school, moderate P1 demand | 1.4 km | 3 min | 15 min |
| St. Stephen's SchoolPrimary school, moderate P1 demand | 1.5 km | 3 min | 17 min |
| Bedok Green Primary SchoolPrimary school, p1 vacancies available | 1.7 km | 4 min | 19 min |
| Yu Neng Primary SchoolPrimary school, very high P1 demand | 1.8 km | 4 min | 21 min |
| Damai Secondary SchoolSecondary | 2.1 km | 5 min | 24 min |
| Victoria SchoolSecondary · Boys | 2.1 km | 5 min | 24 min |
| Bedok Green Secondary SchoolSecondary | 2.2 km | 5 min | 24 min |
| SFA Eduhearts International SchoolInternational school | 1.3 km | 3 min | 14 min |
| Middleton International SchoolInternational school | 3.8 km | 8 min | — |
| Singapore University of Technology and DesignAutonomous university nearest, beyond 3 km | 6.3 km | 13 min | — |
Shopping malls2 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Bedok MallShopping mall | 0.5 km | — | 5 min |
| Djitsun Mall BedokShopping mall | 0.7 km | — | 7 min |
Hawker centres3 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| New Upper Changi Road Blk 208BHawker centre · 70 cooked-food stalls | 0.7 km | — | 7 min |
| Bedok North Street 1 Blk 216Hawker centre · 82 cooked-food stalls | 1.2 km | 3 min | 13 min |
| Bedok South Road Blk 16Hawker centre · 64 cooked-food stalls | 1.4 km | 3 min | 15 min |
Parks and nature2 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Bedok Town ParkPark · 13 ha | 1.9 km | 4 min | 21 min |
| East Coast Park Area EPark · 22 ha | 2.5 km | 5 min | 28 min |
Sports and community clubs3 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Heartbeat@Bedok ActiveSG Sport CentreActiveSG sport centre | 1.0 km | — | 11 min |
| Kampong Chai Chee CCCommunity club | 1.0 km | — | 11 min |
| Bedok CCCommunity club | 1.4 km | 3 min | 16 min |
Healthcare2 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Bedok PolyclinicPublic polyclinic · SingHealth Polyclinics | 1.0 km | — | 11 min |
| St Andrew's Community Hospital (Bedok)Government-funded community hospital | 1.4 km | 3 min | 15 min |
Workplaces3 places
| Place | By road | Drive | Walk |
|---|---|---|---|
| Tampines Regional CentreRegional commercial centre | 2–5 km | 5–10 min | — |
| Paya Lebar CentralRegional commercial centre | 5–10 km | 10–20 min | — |
| Downtown (CBD and Marina Bay)Central business district | 10–15 km | 20–30 min | — |
Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.
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.
Elevation chart
Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.
Floor plans
Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.
Virtual tours
Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.
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 9,447 matched buy-and-sell pairs (March 1995 to October 2026), including the 14.4% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 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 14.4% recorded on completed sales here.
Median annualised return
2.8% p.a.
all 9,447 exits in district D16, winners and losers; 85.6% made money
OCR segment median
3.2% p.a.
87,845 exits island-wide, 87.8% profitable
D16 resalesOCR resales, all districts
Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. 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$317kmiddle project’s median gain, gross$1,509 psftheir middle average resale psf$3,150–3,560 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 |
|---|---|---|---|---|---|---|---|
| Casa Merah | 2009 | 568 | 96.3% | 5.3% p.a. | 5.2y | $436k | $1,656 |
| Costa Del Sol | 2004 | 1,168 | 96.1% | 5.3% p.a. | 6.8y | $519k | $1,020 |
| Optima @ Tanah Merah | 2012 | 233 | 99.6% | 5.3% p.a. | 5.6y | $317k | $1,019 |
| Waterfront Key | 2012 | 289 | 98.3% | 5.2% p.a. | 7.9y | $399k | $1,936 |
| Waterfront Waves | 2011 | 278 | 98.2% | 5.2% p.a. | 8.2y | $430k | $1,782 |
| Grandeur Park Residences | 2020 | 229 | 100.0% | 4.1% p.a. | 6.1y | $262k | $1,502 |
| The Clearwater | 2001 | 435 | 88.3% | 3.8% p.a. | 11.0y | $317k | $1,516 |
| Waterfront Gold | 2014 | 216 | 99.5% | 3.2% p.a. | 9.2y | $279k | $1,100 |
| Aquarius by the Park | 2001 | 794 | 83.8% | 2.9% p.a. | 11.6y | $288k | $1,424 |
| Bayshore Park | 1986 | 913 | 78.3% | 2.6% p.a. | 10.8y | $270k | $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–$3,180 psf
0% sold
Bedok Rise GLS
Upcoming
Est. launch price$2,820–$3,190 psf
0% sold
Pinery Residences
36 units available
$2,494–$2,564 psf
94% sold
Vela Bay
129 units available
$2,843–$3,134 psf
75% sold
Coastal Cabana
113 units available
$1,783–$1,804 psf
85% 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.
