Leasehold-and-MRT versus freehold-and-coastline — two very different District 16 propositions.
| Attribute | Bedok Rise Residences | Bagnall Haus |
|---|---|---|
| Developer | Allgreen Properties (Kuok Group) | Roxy-Pacific Holdings (RL Bagnall Pte Ltd) |
| Address | New Upper Changi Road, Bedok | 811 Upper East Coast Road |
| Tenure | 99-Year Leasehold | Freehold |
| Total Units | ~380 (estimated) | 113 |
| MRT Access | Reported sheltered, direct link to Tanah Merah MRT | Not MRT-adjacent; closer to Bedok Corner / Upper East Coast bus routes |
| Land Cost | ~S$1,330 psf ppr | ~S$1,106 psf ppr |
| Launch PSF | Not Launched | ~S$2,450 – S$2,490 psf (launch average) |
| Coastal Proximity | Short drive to East Coast Park | Walkable to Upper East Coast beachfront & East Coast Park |
Figures compiled from public GLS/land sale records and property news reporting as at August 2026. Bedok Rise Residences figures marked TBC pending official release.
This is fundamentally a choice between two different value propositions within the same district. Bagnall Haus offers freehold tenure and proximity to the Upper East Coast beachfront — a lifestyle and long-term-value argument that resonates with buyers who prioritise land tenure and coastal living. Its 113-unit, boutique scale is also a deliberate contrast to larger developments.
Bedok Rise Residences trades tenure length for daily convenience: 99-year leasehold in exchange for what is reported to be sheltered, doorstep access into Tanah Merah MRT Station and, by extension, a fast, dry commute into the CBD or out to Changi Airport. At roughly 380 units, it also offers a broader range of facilities and unit choices than a boutique development typically can.
Bagnall Haus launched at a significantly higher average psf (~S$2,450–2,490) than nearby 99-year leasehold comparables like Sceneca Residence (~S$2,072 psf average), a gap broadly consistent with the freehold premium buyers in Singapore are generally willing to pay. Bedok Rise Residences' land cost (~S$1,330 psf ppr) sits meaningfully above Bagnall Haus's (~S$1,106 psf ppr), which could put eventual pricing somewhere in between the two existing benchmarks — though this is speculative until the developer confirms figures.
Buyers who see land tenure as a long-term store of value, or who want to be within walking distance of the beach and East Coast Park, will likely lean towards Bagnall Haus. Buyers who weigh daily commute time most heavily — especially those working in the CBD or flying frequently through Changi — may find Bedok Rise Residences' MRT positioning the more compelling everyday trade-off, provided the eventual pricing is competitive.
Register for Bedok Rise Residences updates and compare it against Bagnall Haus once official pricing is out.
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