CommercialRESIDENTIALDistrict 14 · Bedok

109 Lengkong Tiga

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

109 Lengkong Tiga is a commercial building in District 14 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.5. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on 109 Lengkong Tiga.

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What are the key facts about 109 Lengkong Tiga?

Key takeaway109 Lengkong Tiga is a commercial building in District 14 · Bedok, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.5
Tenure: Not on record
District / Area: District 14 · Bedok
Address: —
Land area: 28,002 sqm
Completed: 1988 (HDB Property Information)
Storeys: 14 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 5

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 109 Lengkong Tiga

109 Lengkong Tiga is a mixed-use building in Bedok (District 14). It is located along Lengkong Tiga, Singapore 410109.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.5.

It occupies roughly 28,002 sqm of land with about 145,902 sqm of gross floor area.

5 businesses are currently registered at this address with ACRA.

The nearest MRT is Kembangan MRT, 467 m away (about a 7-minute walk). The closest bus stop (Blk 102) is 101 m away (about a 2-minute walk). Singpost Centre is 1.9 km away.

What is 109 Lengkong Tiga zoned as?

Key takeaway109 Lengkong Tiga sits on land zoned RESIDENTIAL with a gross plot ratio of 2.5.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.5

Run the full zoning report for this building →

What does space at 109 Lengkong Tiga rent for?

Key takeawayNo street- or building-level rent is published here. Across District 14 retail, retail space rented at a median of $10.45 psf a month in 2026Q3, with the middle half of leases between $7.49 and $12.53. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 14 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 109 Lengkong Tiga

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at 109 Lengkong Tiga?

Key takeawayURA's planning decisions at 109 Lengkong Tiga since 2000 are below. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

1 Apr 2025Approved
Additions & alterations
Proposed electrical load upgrading at blocks 101-116 lengkong tiga for marine parade town council mukim 23 on lots 04455k, 04457x pt, 04170v, lot04458l lengkong tiga
31 May 2017Approved
Additions & alterations
Proposed electrical load upgrading at blocks 101-116 lengkong tiga for marine parade town council mukim 23 on lots 04455k, 04457x pt, 04170v, lot04458l lengkong tiga
4 May 2016Approved
Additions & alterations
Proposed neighbourhood renewal programme (batch 6) for block 101-116 lengkong tiga for marine parade town council on lots mukim 23 lot04455k, lot04457x, lot04170v, lot04458l
4 Feb 2009Approved
Additions & alterations
Upgrading of exisitng lift on extg residential (hdb flat) development (lup program)
22 Nov 2001Approved
Additions & alterations
Proposed addition of covered linkways to hdb blocks 102 and 103

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What do commercial rents run near 109 Lengkong Tiga?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near 109 Lengkong Tiga?

Key takeawayThe nearest MRT/LRT is Kembangan MRT, about 467 m away.

Getting around

Kembangan MRT467 m · ~7 min

Amenities nearby

Blk 102 · 101 mNTUC Fairprice Co-operative Ltd · 105 mHealthway Medical Clinic (Lengkong Tiga) · 126 mLorong Melayu Park · 166 mKampong Kembangan Community Club · 273 mEducational Institution · 289 mPlace Of Worship · 419 mKembangan MRT Exit B · 453 mHotel · 657 mBlk 4A Eunos Crescent · 858 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 109 Lengkong Tiga

Key takeawayThe nearest station is Kembangan (EW6), 453 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 8% of retail buildings

nearest MRT/LRT Kembangan (EW6) 453 m, about 24,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 3, about 1,025 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 40,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Kembangan (EW6)453 m · about 24,000 weekday taps
Eunos (EW7)988 m · about 31,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 109 Lengkong Tiga. Transfers between lines don't tap, so interchanges read low.

Bus

3 bus stops within 400 m, with 1,025 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 101-109 Lengkong Tiga (HDB)55 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 244 car lots
Blk 111-112 Lengkong Tiga (HDB)77 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 74 car lots
Blk 110,113-116 Lengkong Tiga (HDB)166 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 260 car lots
Jln Lapang (URA)435 m
S$0.60 per half-hour at midday on a weekday · 6 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Changi Road Area, 647 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 109 Lengkong Tiga's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 109 Lengkong Tiga?

Key takeawayACRA records 5 live company registrations at this address, 3 of them in the last three years.

Live registrations: 5
Registered last 3 years: 3
Most common type: Local Company

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Frequently asked questions about 109 Lengkong Tiga

Where is 109 Lengkong Tiga?⌄

109 Lengkong Tiga is at Lengkong Tiga, Singapore 410109, in the Bedok planning area.

What is 109 Lengkong Tiga zoned as?⌄

109 Lengkong Tiga sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.5.

Have there been any recorded transactions at 109 Lengkong Tiga?⌄

No caveats have been lodged for 109 Lengkong Tiga in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 109 Lengkong Tiga?⌄

Kembangan MRT is the closest, 467 m away (about a 7-minute walk).

How many businesses are registered at 109 Lengkong Tiga?⌄

5 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from HDB Property Information, PropKaki's submarket map, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.