Tanah Merah and Bedok: nexus of east region transformation

District 16 is home to many seeking a new home in Singapore, with a good mix of landed estates, condos, and several mature HDB towns. Located in the eastern region of the city, the area boasts a variety of urban transformation plans in the future, with new residential plans in the Bayshore area along the East Coast and a residential town to replace Paya Lebar Airbase.

Bernard Tong, CEO of EdgeProp Singapore, shared his insights on District 16 and its future housing options at the EdgeProp Master Plan Masterclass webinar on April 29th. He highlighted the great MRT connectivity the district enjoys, with two existing lines dividing the district into two and the completion of the Fourth Phase of the Thomson-East Coast Line extending connectivity to the CBD and Upper Thomson and Woodlands.

Bedok Integrated Transport Hub includes Bedok Mall, Bedok Residences and an air-conditioned bus interchange. Additionally, Tanah Merah is set for redevelopment with the construction of the Sceneca mixed-use development by MCC Land, which consists of 268-unit Sceneca Residence and a 20,000 sq ft Sceneca Square retail mall.

Residents at Senja Residences EC can also enjoy shopping, dining and entertainment at Bukit Panjang Plaza, HillV2, Junction 10, and HDB Hub. Going for an outdoor adventure is also convenient with a myriad of parks and nature reserves. For added perks, there are childcare centres, kindergartens, schools, supermarkets and banks within walking distance.

In tandem with the development of the MRT lines, plans are in place to develop a new residential town in the Bayshore area. URA’s vision is to have a mix of private and public housing, a new green corridor and main street, as well as community amenities.

With the relocation of Paya Lebar Airbase planned to begin in the 2030s, over five times the size of Toa Payoh HDB town will be available for future development. Height restrictions in Districts 15 and 16 could then be removed, possibly spurring redevelopment.

EdgeProp’s Landlens tool indicates a narrowing price gap between resale properties in District 16 compared to the average price of resale condos for the Rest of Central Region. Around Tanah Merah MRT Station, 90% of all the resale transactions within 1km of the station were profitable between March 2022 and March 2023.

The Bedok South MRT Station, part of the fifth phase of the Thomson-East Coast Line due to be operational in 2025, marks the only new development site earmarked for mixed-use in District 16.

New amenities, F&B options and public spaces available with the development of new projects in District 16, as well as the MRT lines, have been welcomed by buyers and investors keen to enjoy the close proximity to an MRT station. Examples of this have included the 84% sold units of Lentor Modern, the 605-unit integrated development in the Lentor Hills estate, and the 75% of units sold of Sky Eden @ Bedok, a 158-unit mixed-use development in Bedok Central, just 280m away from Bedok MRT Station.

Overall, the Tanah Merah/Bedok area is well-positioned to capitalise on the various urban transformation plans, making it an attractive option for many who are seeking a new home in Singapore.