Type

Units

Min Area

Price Range

3 BR

1044 sqft

S$1.9M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$1.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$380K on this acquisition.
Located 7 min (580 m) from EW4 Tanah Merah MRT Station.

Price Trends & Rental Yield

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The Glades: Contemporary Condominium Living in Bedok Rise

The Glades stands as a modern residential development anchoring 20 Bedok Rise, a prime location within Singapore's well-established East Coast district. Positioned in the heart of Bedok, this condominium project provides residents with direct access to one of the city's most mature and sought-after neighbourhoods, where infrastructure, transport links, and community facilities have been refined over decades. The development appeals to a broad spectrum of buyers—from first-time homeowners seeking an entry point into the property market, to seasoned upgraders looking to expand their living space, and astute investors capitalising on the area's rental fundamentals.

Connectivity ranks among the project's primary strengths. Situated merely 580 metres from Tanah Merah MRT Station on the East-West Line, The Glades residents enjoy rapid access to the wider island. The station serves as a crucial interchange and transport hub, enabling commuters to reach the Central Business District, Marina Bay, and major employment nodes within 15–25 minutes during typical travel periods. This proximity to grade-A transport infrastructure has historically underpinned both capital appreciation and consistent rental demand in the Bedok precinct, positioning the development as an attractive option for owner-occupiers and buy-to-let investors alike.

Location and Neighbourhood Context

Bedok Rise sits within one of Singapore's most mature residential corridors, with a layered ecosystem of shops, dining establishments, healthcare facilities, and educational institutions. The area has evolved organically over several decades, attracting a stable and diverse resident base ranging from young professionals to established families. Proximity to Bedok Reservoir, a major recreational and community hub, adds lifestyle value—parks, jogging tracks, and waterfront amenities are within walking distance. Local shopping centres, wet markets, and medical clinics cater to daily needs, whilst nearby secondary schools and early-childhood centres serve family units. This neighbourhood maturity translates to predictable property demand, both for sale and rental purposes.

The Bedok district has traditionally commanded a strong rental yield relative to district average, supported by consistent demand from expatriate families, young professionals, and downsizers. The combination of established infrastructure, family-friendly amenities, and reliable transport links creates a compelling narrative for investors targeting medium- to long-term holding periods. Capital appreciation in the area has historically tracked broader East Coast trends, with properties benefiting from gradual urban renewal, improved accessibility, and the district's enduring appeal as a premier residential destination.

Development Characteristics and Unit Mix

The Glades presents a varied portfolio of unit typologies to accommodate different lifestyle requirements and investment objectives. Units span from efficient layouts suited to first-time buyers and investors seeking rental yield optimisation, to generously proportioned configurations ideal for upgrading families prioritising space and comfort. The development's mix of one-, two-, and three-bedroom options—alongside two-bathroom or greater configurations—allows prospective purchasers to align their selection with both current needs and anticipated future growth.

Pricing commences from approximately S$1.9 million, positioning The Glades within the mid-to-upper segment of the Bedok condominium market. This pricing reflects the development's modern construction standards, MRT accessibility, and location within a prime residential enclave. Prospective buyers should note that final transactional prices will vary according to specific unit size, orientation, floor level, and market conditions at the time of purchase or rental enquiry.

Investment Fundamentals

For investors evaluating The Glades as an income-generating asset, several factors merit consideration. The East-West Line's prominence as a major commuter corridor, combined with Bedok's maturity and established rental market, has historically sustained gross rental yields in the region of 3% to 4% annually—dependent on unit size, finishes, and lease structure. Rental demand tends to remain robust across the full product range, with tenants drawn to the combination of connectivity, neighbourhood amenities, and relatively accessible entry pricing compared to central or northern precincts.

Prospective investors should factor in property tax, management fees, and maintenance reserves when modelling cash flow. For second residential property purchases by Singapore Citizens, Additional Buyer's Stamp Duty at the current rate of 20% represents a material acquisition cost—significantly increasing the effective purchase price and thus the hurdle rate for rental yield calculation. Careful financial modelling and consideration of holding period will therefore determine whether an investment thesis supports a buy-to-let approach or owner-occupied occupancy.

Transport and Urban Connectivity

The proximity of Tanah Merah MRT Station (EW4)—a mere seven-minute walk from the development—constitutes a material competitive advantage. Tanah Merah functions as a significant transport interchange on Singapore's East-West Line, providing rapid egress to the city core, secondary business districts, and employment clusters spanning from Tanjong Pagar to Bukit Merah. During morning peak periods, commute times to Marina Bay and the CBD remain manageable, typically 20–30 minutes depending on final destination and onward connections.

Beyond the MRT, Bedok Rise benefits from established bus routes offering feeder connectivity to secondary nodes and complementary transport corridors. Over medium to long-term investment horizons, transport infrastructure improvements—such as future rail expansions or last-mile connectivity enhancements—could further elevate The Glades' accessibility profile, potentially supporting upside capital growth.

Market Positioning and Competitive Context

Within the Bedok condominium landscape, The Glades occupies a contemporary position marked by modern construction standards, efficient unit layouts, and location advantages relative to several peer developments. The mid-to-upper pricing tier reflects both the project's inherent appeal and current market sentiment around East Coast properties benefiting from MRT proximity. Prospective buyers considering The Glades should conduct comparative analysis across nearby competing stock to validate value propositions—particularly focusing on psf (price per square foot) metrics, unit mix diversity, and specific amenities offered by alternative projects within a 500–800 metre radius.

Suitability Across Buyer Profiles

First-time homebuyers entering the market may find specific unit typologies within The Glades appropriate, particularly compact two-bedroom configurations offering a stepping stone into ownership with manageable leverage requirements. Upgraders seeking to expand living space whilst maintaining transport convenience and neighbourhood familiarity will discover the broader unit mix caters directly to their needs. High-net-worth purchasers may view The Glades as part of a diversified real estate portfolio, capitalising on East Coast stability and rental income potential. Investors prioritising yield and tenant demand will be drawn to the development's accessibility, established neighbourhood credentials, and historical rental dynamics within the Bedok precinct.

Financing and Debt Service Considerations

Purchasers planning to finance their acquisition through mortgage facilities should anticipate current lending conditions favouring loan-to-value ratios of approximately 75% for owner-occupiers, with potentially tighter terms for investment purchases. At indicative pricing levels, mortgage servicing costs remain manageable for household incomes typical of the East Coast target demographic—though individual Debt-to-Service Ratio (TDSR) limits will depend on borrower income, existing debt obligations, and lending bank assessment criteria. Prospective buyers are advised to obtain in-principle mortgage approval and conduct thorough debt serviceability analysis before committing to a purchase offer.

Future Supply and Market Dynamics

The Bedok precinct has historically experienced measured new residential supply, with completed stock primarily comprising resale condominium units, HDB flats, and occasional boutique development projects. The launch and delivery of The Glades adds to the district's inventory in the premium residential segment, though overall supply constraints remain relatively stable. Prospective purchasers should monitor the East Coast pipeline for competing developments and HDB Build-To-Order schemes, which may influence near-term pricing momentum and rental competition—particularly within the family-oriented and young professional buyer segments.

Frequently Asked Questions

What is the estimated rental yield for units at The Glades, and what factors influence returns?

Units at The Glades have historically positioned within the 3–4% gross rental yield range for East Coast condominiums, contingent on unit typology, finishes, and prevailing rental market conditions. Rental demand remains robust due to the development's proximity to Tanah Merah MRT Station and established neighbourhood amenities, attracting expatriate families, young professionals, and downsizers seeking transport-linked residences. However, investor returns must be modelled net of property tax, management fees, maintenance reserves, and vacancy provisions; second residential property purchases by Singapore Citizens will face an Additional Buyer's Stamp Duty charge of 20%, materially increasing acquisition costs and the requisite yield threshold to justify the investment thesis. Prospective investors are advised to conduct detailed cash-flow modelling and stress-test assumptions around rental demand, market cycles, and interest rate movements before committing capital.

How does the price per square foot at The Glades compare to recent transactions in the Bedok precinct?

Pricing at The Glades commences from approximately S$1.9 million and will vary by unit typology, orientation, and floor level; this translates into indicative per-square-foot pricing that sits within the mid-to-upper band for Bedok condominiums. Recent comparable transactions in the immediate area—including resale stock from established developments within 500–800 metres of The Glades—have traded at broadly consistent per-square-foot levels, reflecting the locality's stable market positioning and transport connectivity. Prospective buyers should conduct granular comparison analysis across competing developments and recent resale comps to validate that unit-specific pricing aligns with area benchmarks, accounting for variables such as unit size, finishes, floor level, and remaining lease tenure. Engaging a qualified property consultant or reviewing market data tools can assist in establishing fair value parameters for specific units of interest.

What is the Additional Buyer's Stamp Duty impact for second residential property purchases at The Glades?

Singapore Citizens purchasing a second residential property, including units at The Glades, are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a unit priced at S$1.9 million, ABSD would amount to approximately S$380,000—a substantial acquisition cost that must be factored into the total cash outlay and overall investment thesis. This duty is payable on completion of the sale and represents a material consideration for investors and upgraders acquiring second or subsequent residential properties. Careful financial planning, including modelling of total acquisition costs and their impact on rental yield or affordability, is essential. Prospective buyers should consult a tax or legal professional to understand their specific ABSD obligations and any applicable exemptions or reliefs that may apply to their circumstances.

Does leasehold tenure at The Glades present risks to long-term resale value or equity accumulation?

Lease decay risk is a material consideration for leasehold condominiums in Singapore; whilst The Glades' tenure structure will be specified in marketing materials and legal documents, properties on shorter leases (typically below 99 years) may experience accelerated value erosion as the lease term shortens, particularly in final decades. The development's position within an established East Coast precinct and its modern construction standards provide some mitigation against premature obsolescence; however, prospective buyer-occupiers and investors should obtain definitive lease tenure information and conduct sensitivity analysis on how remaining lease duration may impact future resale marketability and financing eligibility. Banks typically restrict lending on properties with leases below 60–70 years, effectively narrowing the pool of eligible purchasers and potentially suppressing transaction values. Purchasing decisions should incorporate lease-length assumptions and how tenure may influence capital appreciation trajectories over medium- to long-term holding periods.

How does proximity to Tanah Merah MRT Station (EW4) influence demand and capital appreciation for The Glades?

Proximity to Tanah Merah MRT Station—a mere 580 metres or seven-minute walk from The Glades—represents a material competitive advantage and primary demand driver for the development. The East-West Line's role as a major commuter artery, combined with Tanah Merah's function as a significant transport interchange, delivers rapid connectivity to the Central Business District, Marina Bay, and secondary employment clusters, supporting consistent demand from commuters and families prioritising accessible urban living. Historically, properties within optimal walking distance of grade-A MRT stations have commanded price premiums and demonstrated more resilient capital appreciation trajectories during market cycles compared to non-MRT-linked developments. Future transport infrastructure enhancements—such as planned Line expansions or last-mile connectivity improvements—could further elevate The Glades' accessibility profile and market perception, potentially unlocking upside capital growth. The MRT linkage effectively anchors long-term demand resilience, supporting both owner-occupier satisfaction and rental demand durability.

Which buyer profiles is The Glades most suitable for, and why?

The Glades caters to diverse buyer profiles across the residential spectrum. First-time homebuyers may find efficient two-bedroom configurations appropriate as an entry-point into ownership, offering manageable leverage requirements and stepping-stone positioning within their wealth-building trajectory. Upgrading families seeking expanded living space with preserved neighbourhood familiarity and transport convenience will discover the broader unit mix addresses their requirements directly. High-net-worth purchasers may view The Glades as a diversified portfolio component, capturing East Coast stability, rental income generation potential, and established neighbourhood credentials without premium-district pricing. Investors prioritising yield and tenant demand will be attracted to the development's accessibility, mature neighbourhood positioning, and historical rental robustness within the Bedok precinct. The development's mid-to-upper market positioning and unit-type diversity enable prospective buyers across multiple segments to identify configurations and price points aligning with their specific objectives and financial capacity.

What are the TDSR implications for typical buyers at The Glades' price points, and what financing headroom exists?

At indicative pricing commencing from S$1.9 million, prospective owner-occupier mortgagors purchasing units at The Glades should anticipate loan-to-value ratios approximating 75%, translating to financed amounts in the region of S$1.425 million at these entry price points. Debt-to-Service Ratio (TDSR) calculations—capped at 55% of gross monthly income—mean that borrowers targeting a S$1.4 million mortgage over 25-year tenors will require gross monthly household income in the vicinity of S$8,500–9,000 to comfortably service debt whilst remaining within TDSR constraints and maintaining headroom for other living expenses. Current prevailing interest rates and bank-internal scoring methodologies will influence final lending terms, with second residential property investors potentially facing tighter TDSR assessments and higher interest rates than owner-occupiers. Prospective buyers are strongly advised to obtain in-principle mortgage approval, conduct personalised debt serviceability analysis with their lending institution, and stress-test scenarios around interest rate increases to ensure purchase decisions remain financially prudent across market cycles.

How does The Glades compare to nearby competing developments in Bedok and adjacent precincts?

Within the Bedok condominium landscape, The Glades occupies a contemporary position differentiated by modern construction standards, efficient unit configurations, and MRT connectivity—positioning it competitively relative to established peer developments within 500–800 metres and broader East Coast supply. Prospective buyers should conduct comparative analysis across alternative projects, focusing on per-square-foot pricing, unit-mix diversity, amenities offerings, and tenure structures to validate The Glades' value propositions relative to competing stock. Resale condominiums within Bedok may offer similar transport linkage and neighbourhood benefits at potentially discounted pricing due to market cycle dynamics; however, The Glades' modern specification and new-release premium may justify differentiated positioning for buyers prioritising contemporary finishes and building infrastructure. Engaging qualified property consultants and conducting structured market comparatives will enable prospective purchasers to establish fair-value benchmarks and make informed purchasing decisions aligned with their investment objectives and risk tolerances.

Which unit stack or floor level at The Glades offers the best value proposition, and why?

Value optimisation at The Glades depends on buyer-specific priorities, market sentiment, and personal preferences rather than universal best-practice recommendations. Mid-level units (typically floors 8–15) often provide balanced value, combining reduced exposure to noise and street-level disturbance whilst avoiding premium pricing associated with penthouses and ultra-high-level apartments; these configurations frequently appeal to owner-occupiers prioritising comfort and upward views. Lower-level units may attract pricing discounts that appeal to yield-focused investors and buyers with reduced mobility preferences; however, basement proximity and limited light exposure sometimes constrain tenant demand and long-term satisfaction, potentially impacting resale liquidity. Higher-level units command premium positioning and enhanced views, appealing to owner-occupiers and affluent purchasers but potentially narrowing the subsequent rental and resale pool to discerning buyers. Prospective purchasers should prioritise personal satisfaction and lifestyle alignment over purely financial metrics, recognising that the 'best value' stack depends on individual circumstances, investment horizon, and specific use cases rather than development-wide generalisation.

What future supply pipeline exists for the Bedok precinct, and how might this influence The Glades' market positioning?

The Bedok precinct has historically experienced measured new residential supply, with completed stock dominated by resale condominiums, HDB flats, and occasional boutique development launches. The Glades' entry into this landscape adds premium inventory within a relatively constrained East Coast supply environment, where new launches remain infrequent compared to central or northern precincts. Monitoring the future supply pipeline—including planned HDB Build-to-Order schemes, upcoming condominium projects, and other residential developments across Bedok and adjacent areas—will inform medium-term pricing dynamics and rental competition. Significant new supply additions, particularly within family-oriented and young professional segments, could moderate near-term appreciation and rental growth; conversely, constrained supply or delayed project completions may support capital appreciation trajectories and rental resilience. Prospective investors and purchasers are advised to maintain awareness of district-level supply announcements and competitive project launches, incorporating supply-side assumptions into long-term value projections and purchase-timing decisions.

What is the realistic timeline for capital appreciation, and what factors support or constrain long-term value growth at The Glades?

Capital appreciation trajectories for The Glades will depend on macroeconomic cycles, interest rate movements, local supply dynamics, and broader East Coast market sentiment over medium- to long-term holding periods (5–10+ years typically). Supportive factors include the development's MRT connectivity, mature neighbourhood positioning, and historical rental robustness within Bedok; however, potential headwinds encompass supply pipeline escalation, interest rate volatility impacting buyer affordability, and possible economic slowdowns reducing demand. Prospective investors should adopt realistic expectations, modelling conservative appreciation assumptions (1–3% annually) rather than aggressive upside scenarios, and recognising that capital growth may be driven by rental income and tenant capital accumulation rather than rapid asset appreciation. The Glades' positioning within a stable, mature precinct with established infrastructure fundamentals suggests long-term price resilience rather than rapid appreciation; this stability appeals particularly to conservative investors and owner-occupiers prioritising wealth preservation and steady income generation over speculative capital gains.

The Glades, 20 Bedok Rise — From S$1.9M