5 Former School Sites In The East Are Now Zoned For Homes In Singapore: Here’s What We Know

Good news for Easties, as URA’s master plan now shows five former school sites zoned for Residential. The former school sites are Bedok Town Secondary, Temasek Primary and Secondary, Qiaonan Primary and Siglap Secondary. Putting aside the inevitable attacks of nostalgia (if you’re former staff or students), the question now is: were those schools conveniently located, and are these sites something to look forward to? We took a closer look:

1. Former Temasek Primary & Secondary Schools (Note: two school sites rolled into one parcel)

This plot is the first one that stands out to us. It’s at the point where New Upper Changi Road intersects with Bedok South Road, close to Bedok North Avenue 1. This site is around 31,500 sqm. with a plot ratio of 2.8, which could allow for 1,000 to 1,100 condo units or 700 to 820 flats.

This site is within walking distance of Bedok MRT station (EWL). Developments around the MRT station in recent years, such as Bedok Mall and the improved Bedok Interchange Hawker Centre, make this a significant amenity. SkyEden @ Bedok, an upcoming mixed-use condo project, will also introduce a further commercial element. As an aside, Bedok Sports Complex and the ActiveSG Stadium are also nearby.

There are industrial elements close by, mainly dominated by Panasonic and Fujitec facilities. This is as much an advantage as it is a drawback: some people simply don’t like living near industrial zones, even though the ones here are light industrial that aren’t particularly noisy or polluting. But on the other hand, it’s a huge boon to anyone who happens to work here, or wants a catchment area for tenants. 

We think a bigger issue than the industrial elements is the high road traffic, and proximity to the raised MRT line. Congestion and noise pollution from these elements will make facing and elevation critical, for any homes being built here. The area also feels densely packed, which is something we know East-enders tend to dislike (one need only listen to the complaints about Tampines Central being overcrowded, despite the convenience).

Speculatively, the large landed enclave in Siglap could provide a buyer pool of right-sizers; perhaps those trading the space of landed homes for the greater convenience of the Bedok hub. 

2. Former Bedok Town Secondary School

This plot is at Bedok North Street 3, and is bounded on one side by Bedok North Road and the PIE on the other. It’s around 22,000 sqm. with a plot ratio of 2.5. This area is slated for residential as well as healthcare use (that doesn’t always mean a hospital by the way, it can also be a polyclinic, dialysis centre, or other such facility). This area is expected to yield between 450 to 520 flats, or 630 to 700 condo units. 

This area doesn’t particularly stand out to us. There isn’t an MRT station nearby, and some homebuyers may not appreciate the proximity of the PIE. What is helpful is the maturity of this specific enclave: some of the flats here date back to the 1980s, and the surrounding conveniences are quite established. At a quick glance, for instance, we found a Hao Mart, a Sheng Siong, and an NTUC outlet clustered in the vicinity; and the big highlight for foodies will be the proximity to the Bedok 538 Market & Food Centre. 

This could be a good spot for older families, due to the healthcare element and easy walking distance to groceries, food, and other heartland amenities. You will need to travel out for bigger retail or entertainment needs though, and we’ll have to see if the highway impacts the view.

3. Former Qiaonan Primary School 

This plot is at Tampines Street 11, and is right next to one of Singapore’s biggest condos: Treasure at Tampines. This is one of the smaller plots on the list at around 14,000 sqm., with a plot ratio of 2.0; there are also spaces for healthcare elements. This is likely to yield just around 125 to 250 flats.

This area borders Simei, so unfortunately, it’s not the famous hub where you’ll find Tampines MRT station and all the malls. In fact, Simei MRT (EWL) is actually closer; but it does seem like it could be a bit far on foot. 

While it’s not on par with the more central part of Tampines, this parcel is not inconvenient. The surroundings are very mature, with an NTUC FairPrice and the famous Tampines Round Market being nearby. The area also has a lot of bus routes that go to both Simei and Tampines MRT stations, and it’s unlikely that residents will find it too inaccessible. 

Changi General Hospital is also near here, but it’s at the “magic distance” – far enough to avoid any noise and taboos (for most people), but close enough to be a healthcare boon. Or, perhaps, a rental option for foreign healthcare staff in future. So even if it’s not Tampines Central, we’d expect flats here to be significantly oversubscribed; especially given the small unit count.

4. Former Siglap Secondary School

Despite the name, this is actually a Pasir Ris location; the intersection of Pasir Ris Drive 10 and Pasir Ris Drive 3. This is a large plot at 30,500 sqm., with a dense plot ratio of 3.2. The high plot ratio means it might yield the most new homes among the five sites, at around 700 to 900 flats, or 1,000 to 1,200 condo units. 

This site will eventually have close MRT access, once Elias MRT station (CRL) is up. This will be a long time in the future though, as the station is planned for 2032. As of now, there’s no MRT station nearby, so residents will need to rely on bus connections.

While the surrounding amenities don’t stand out per se, they are sufficient for day-to-day needs. Pasir Ris West Plaza and Elias Mall are both close by; and whilst not particularly large, they provide the essentials like supermarkets and dining options. Some families may also appreciate the proximity of Meridian JC, and multiple Primary Schools in enrolment priority range (Park View, Meridian, and Elias Park Primary). 

Developments here are likely to be HDB rather than condos, due to the high plot ratio. It’s not what we’d call a particularly mature area; but those who like young neighbourhoods and want to be first movers may find the appeal. 

Most property advice in Singapore falls into two categories: something to hype a project or area, or something to tear it down. But you’ll notice what we’ve shared are the positive potentials of these sites, combined with potential concerns. While we can’t cover every nuance in a single article, our team specialises in giving the whole balanced picture, to provide clarity. If you’re serious about looking for a home or investigating the right areas, reach out to Stacked for a conversation about how upcoming and present changes will affect you. 

If you’d like to get in touch for a more in-depth consultation, you can do so here.