CommercialRESIDENTIALFreeholdDistrict 15 · Bedok

117,119,121 Upper East Coast Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2011

Quick Summary

117,119,121 Upper East Coast Road is a commercial building in District 15 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Jan 2011. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on 117,119,121 Upper East Coast Road.

Ask PropKaki

What are the key facts about 117,119,121 Upper East Coast Road?

Key takeaway117,119,121 Upper East Coast Road is a commercial building in District 15 · Bedok, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area
Tenure: Freehold
District / Area: District 15 · Bedok
Address: 117,119,121 Upper East Coast Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 4

About 117,119,121 Upper East Coast Road

117,119,121 Upper East Coast Road is a mixed-use property in Bedok (District 15). It is located along Upper East Coast Road, Singapore 455243.

Under the URA Master Plan it sits on land zoned residential.

The site is freehold.

1 transaction has been recorded here, at a median of S$687 psf. The most recent was in January 2011.

4 businesses are currently registered at this address with ACRA.

The nearest MRT is Siglap MRT, 407 m away (about a 6-minute walk). The closest bus stop (Opp Chiang Ct) is 37 m away (about a 1-minute walk).

What is 117,119,121 Upper East Coast Road zoned as?

Key takeaway117,119,121 Upper East Coast Road sits on land zoned RESIDENTIAL.

Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area

URA has not published a fixed plot ratio for this site — the Master Plan records "LND" (Landed housing area), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 117,119,121 Upper East Coast Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jan 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2011	Shop House	S$2.80M	4,074 sqft	$687

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at 117,119,121 Upper East Coast Road rent for?

Key takeawayNo rent is published for 117,119,121 Upper East Coast Road itself. On its street, Upper East Coast Road, retail space rented at a median of $10.08 psf a month in 2026Q1. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper East Coast Road

Street level · 2026Q1

25th pct

—

— psm

Median

$10.08

$108.49 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +11.6% on a year earlier

2023Q1 · $93.47 psm2026Q1 · $108.49 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 117,119,121 Upper East Coast Road

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 117,119,121 Upper East Coast Road?

Key takeawayURA has approved 6 changes of use at 117,119,121 Upper East Coast Road since 2000, most recently in 2020, and refused 2. 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.

21 Jul 2025Renewed
Continued use as pet grooming, sales of pet products and pets
Continued use of the 1st storey premises as pet grooming, sales of pet products and pets
17 Jun 2022Renewed
Continued use as pet grooming, sales of pet products and pets
Continued use of the 1st storey premises as pet grooming, sales of pet products and pets
8 Apr 2022Refused
Change of use to cafe
Proposed change of use of 1st storey to cafe
2 Sept 2021Renewed
Continued use as minimart
Continued use of 1st storey premise as minimart
9 Oct 2020Approved
Change of use to minimart
Proposed change of use of 1st storey premise to minimart
25 Oct 2019Refused
Change of use to student care centre
Proposed change of use of 2nd storey residential premises to student care centre
26 Jun 2019Renewed
Continued use as pet grooming, sales of pet products and pets
Continued use of the 1st storey premises as pet grooming, sales of pet products and pets
4 Jun 2018Renewed
Continued use as pet grooming, sales of pet products and pets
Continued use of the 1st storey premises as pet grooming, sales of pet products and pets
29 Jun 2017Renewed
Continued use as pet grooming, sales of pet products and pets
Continued use of the 1st storey premises as pet grooming, sales of pet products and pets
14 Dec 2016Approved
Change of use to takeaway foodshop
Proposed change of use of 1st storey premises to takeaway foodshop (no dining in) at 121 upper east coast road
14 Jun 2016Renewed
Continued use as pet grooming, sales of pet products and pets
Continued use of the 1st storey premises as pet grooming, sales of pet products and pets
8 Jun 2015Renewed
Continued use as pet grooming, sales of pet products and pets
Continued use of the 1st storey premises as pet grooming, sales of pet products and pets

5 earlier change-of-use and A&A decisions are on record since 2000.

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).

How does Upper East Coast Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 117,119,121 Upper East Coast Road?

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

Indicative area yield — District 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 117,119,121 Upper East Coast Road?

Key takeawayThe nearest MRT/LRT is Siglap MRT, about 407 m away — and 3 competing retail premisess operate nearby.

Getting around

Siglap MRT407 m · ~6 min

Amenities nearby

Opp Chiang Ct · 37 mC&K Family Clinic · 68 mSiglap South Community Centre · 154 mSiglap Linear Pk (Jln B'Wan-Upp Ec Rd) · 229 mPlace Of Worship · 293 mSiglap MRT Exit 3 · 398 mEducational Institution · 427 mBusiness Park · 1.2 km

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Zac Meat & Poultry Pte Ltd · 452 mEast Coast Lagoon Food Village · 932 mBedok Mall · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 117,119,121 Upper East Coast Road

Key takeawayThe nearest station is Siglap (TE28), 398 m away — a quiet station, with 9,037 taps in and out on an average weekday. 2 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 3% of retail buildings

nearest MRT/LRT Siglap (TE28) 398 m, about 9,037 taps a weekday; bus stops within 400 m: 5, about 3,904 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 26,000 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

Siglap (TE28)398 m · 9,037 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 117,119,121 Upper East Coast Road. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 3,904 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Upp East C Oast Rd) (URA)314 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Upp East Coast Rd Off St (URA)393 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 128 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 117,119,121 Upper East Coast Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 117,119,121 Upper East Coast Road?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list 117,119,121 Upper East Coast Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Financial and insurance
1
Professional, scientific and technical services
1

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about 117,119,121 Upper East Coast Road

Where is 117,119,121 Upper East Coast Road?⌄

117,119,121 Upper East Coast Road is at 117,119,121 Upper East Coast Road, Singapore 455243, in the Bedok planning area.

What is 117,119,121 Upper East Coast Road zoned as?⌄

117,119,121 Upper East Coast Road sits on land zoned residential under the URA Master Plan.

What is the tenure of 117,119,121 Upper East Coast Road?⌄

117,119,121 Upper East Coast Road is freehold.

What have units at 117,119,121 Upper East Coast Road sold for?⌄

Across 1 recorded transaction, the median price is S$687 psf. The latest was in January 2011.

What is the nearest MRT station to 117,119,121 Upper East Coast Road?⌄

Siglap MRT is the closest, 407 m away (about a 6-minute walk).

How many businesses are registered at 117,119,121 Upper East Coast Road?⌄

4 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

Year of completion is not on record for this building. Building age cannot be stated.

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.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

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.

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.

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 PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), 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.