Two Tanah Merah-precinct developments, five years apart. How do they actually compare?
| Attribute | Bedok Rise Residences | Sceneca Residence |
|---|---|---|
| Developer | Allgreen Properties (Kuok Group) | MCC Land, with The Place Holdings & Ekovest Development |
| Address | New Upper Changi Road, Bedok | 28 Tanah Merah Kechil Link |
| Tenure | 99-Year Leasehold | 99-Year Leasehold (from 2027) |
| Total Units | ~380 (estimated) | 268 |
| MRT Access | Reported sheltered, direct link to Tanah Merah MRT | Directly linked to Tanah Merah MRT via Seneca Square |
| Land Cost | ~S$1,330 psf ppr (Dec 2025) | ~S$930 psf ppr (Nov 2020) |
| Avg. Transacted PSF | Not Launched | ~S$2,072 – S$2,081 psf |
| Est. TOP | 2031–2032 (estimated) | December 2027 |
| Format | Residential (TBC if mixed-use) | Mixed-use with retail podium (Seneca Square) |
Figures compiled from public GLS tender records and property market reporting as at August 2026. Bedok Rise Residences figures marked TBC/estimated pending official developer release.
Both developments sit within a few hundred metres of each other along the same New Upper Changi Road / Tanah Merah corridor, and both are built around the same core selling proposition: direct, sheltered access to Tanah Merah MRT Station. Both are 99-year leasehold. Both sit within District 16, drawing on the same surrounding amenity base — Eastpoint Mall, Bedok Mall, Djitsun Mall Bedok, and the schools and parks of the wider Bedok area.
Sceneca Residence launched in 2022 on land bought at roughly S$930 psf ppr and is already under construction, on track for a December 2027 TOP — buyers there know their price and delivery date. Bedok Rise Residences is a later, larger site (~380 units versus Sceneca's 268) bought at a meaningfully higher land cost of ~S$1,330 psf ppr, reflecting five years of land-price appreciation in the precinct. It is also a newer entrant and, at time of writing, an unpriced pre-launch project.
If you want certainty — a confirmed price, a known TOP date, and the ability to view a physical unit or resale/subsale transaction today — Sceneca Residence is the more immediately actionable option, and its resale/subsale pricing (averaging roughly S$2,072 psf) gives a useful, if imperfect, read on what buyers in this specific micro-location are willing to pay.
If you're comfortable waiting for a launch that's still roughly a year or more away, in exchange for the newest building specifications, potentially fresher facilities, and first pick of stacks and floors, Bedok Rise Residences is worth registering interest in now, so you're ready when pricing is released.
Register for Bedok Rise Residences updates so you can make an apples-to-apples comparison once pricing is released.
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