CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 16 · Bedok

121 Bedok Reservoir Road

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

121 Bedok Reservoir Road is a commercial building in District 16 · Bedok, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.5. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 121 Bedok Reservoir Road.

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What are the key facts about 121 Bedok Reservoir Road?

Key takeaway121 Bedok Reservoir Road is a commercial building in District 16 · Bedok, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.5
Tenure: Not on record
District / Area: District 16 · Bedok
Address: —
Land area: 5,128 sqm
Completed: 1985 (HDB Property Information)
Storeys: 10 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 3

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 121 Bedok Reservoir Road

121 Bedok Reservoir Road is a commercial building in Bedok (District 16). It is located along Bedok Reservoir Road, Singapore 470121.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.5.

It occupies roughly 5,128 sqm of land with about 12,821 sqm of gross floor area.

22 businesses are currently registered at this address with ACRA.

The nearest MRT is Kaki Bukit MRT, 441 m away (about a 7-minute walk). The closest bus stop (Blk 121) is 33 m away (about a 0-minute walk).

What is 121 Bedok Reservoir Road zoned as?

Key takeaway121 Bedok Reservoir Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.5.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.5

Run the full zoning report for this building →

What does space at 121 Bedok Reservoir Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 16 retail, retail space rented at a median of $13.41 psf a month in 2026Q3, with the middle half of leases between $9.63 and $19.91. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 16 retail

Region band · 2026Q3

25th pct

$9.63

$103.71 psm

Median

$13.41

$144.37 psm

75th pct

$19.91

$214.29 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 16 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 121 Bedok Reservoir 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 121 Bedok Reservoir Road?

Key takeawayURA has approved 3 changes of use at 121 Bedok Reservoir Road since 2000, most recently in 2021. 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.

27 Sept 2021ApprovedFloor 1
Change of use to betting outlet
Proposed change of use of part of #01-XX as betting outlet
9 Nov 2017ApprovedFloor 1
Change of use to betting outlet
Proposed change of use of part of shop unit #01-XX to betting outlet (4d/toto)
18 Dec 2007Approved
Additions & alterations
Proposed a/ a to existing public housing development, blks 113, 116 to 121 with new lifts/lift lobbies,drop off porch & general landscaping works at kaki bukit contract 2(pt) & c3(pt) at bedok reservoir road (interim & lift upgrading programme)
8 Mar 2006Approved
Additions & alterations
Proposed a/a of covered linkway from blk 141 to existing linkway covered entrance gateways at blk 117 and 121 at bedok reservoir road, kaki bukit estate
18 Sept 2001ApprovedFloor 1
Change of use to confectionery and part as take-away foodshop
Proposed use of part of unit #01-XX as confectionery and part as take-away foodshop - blk 121
11 Apr 2001Approved
Additions & alterations
Proposed interblock covered linkway from blocks 113 to 121

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 121 Bedok Reservoir 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 16 retail

Gross yield (area)

6.5%

5.8% net of property tax

Rent side (median of bands)

$144.37 psm/mo

2026Q3

Price side (strata, 5y)

$2,484 psf

23 sales

An INDICATIVE AREA yield for District 16 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 16 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$97.62	$105.00	$122.84
B1 & Below · >30 - 100	$286.15	$302.39	$317.22
Level 1 · >30 - 100	$109.80	$151.19	$224.75
Level 1 · >100 - 300	$92.46	$137.54	$203.82

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 121 Bedok Reservoir Road?

Key takeawayThe nearest MRT/LRT is Kaki Bukit MRT, about 441 m away.

Getting around

Kaki Bukit MRT441 m · ~7 min

Amenities nearby

Tan & Koh Clinic & Surgery (Bedok Reservoir) · 9 mBlk 121 · 33 mEducational Institution · 64 mPlace Of Worship · 205 mJalan Singa Park · 341 mKaki Bukit MRT Exit B · 413 mChua & Ng Pte. Ltd. · 469 mBlk 630 Bedok Reservoir Road · 494 mEunos Community Club · 601 mBusiness Park · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 121 Bedok Reservoir Road

Key takeawayThe nearest station is Kaki Bukit (DT28), 413 m away — a moderately busy station, with about 25,000 taps in and out on an average weekday. 12 public car parks are within 500 m.

Foot traffic: busier than 16% of retail buildings

nearest MRT/LRT Kaki Bukit (DT28) 413 m, about 25,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 6, about 14,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 39,000 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

Kaki Bukit (DT28)413 m · about 25,000 weekday taps
Bedok North (DT29)936 m · about 17,000 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 121 Bedok Reservoir Road. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 122/126 Bedok Reservoir Road (HDB)141 m
S$0.60 per half-hour at midday on a weekday · 209 car lots
Blk 671A Jalan Damai (HDB)200 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 437 car lots
Blk 101/121 Bedok Reservoir Road (HDB)210 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 858 car lots
Blk 609A Bedok Reservoir Road (HDB)221 m
S$0.60 per half-hour at midday on a weekday
Blk 606/610 Bedok Reservoir Road (HDB)306 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m

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: Kaki Bukit Rd 1, 959 m away, S$90/month.

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

Who's registered at 121 Bedok Reservoir Road?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 121 Bedok Reservoir Road as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Financial and insurance
1
Real estate
0
Transportation and storage
0
Accommodation and food services
0
Administrative and support services
0

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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 121 Bedok Reservoir Road

Where is 121 Bedok Reservoir Road?⌄

121 Bedok Reservoir Road is at Bedok Reservoir Road, Singapore 470121, in the Bedok planning area.

What is 121 Bedok Reservoir Road zoned as?⌄

121 Bedok Reservoir Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.5.

Have there been any recorded transactions at 121 Bedok Reservoir Road?⌄

No caveats have been lodged for 121 Bedok Reservoir Road 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 121 Bedok Reservoir Road?⌄

Kaki Bukit MRT is the closest, 441 m away (about a 7-minute walk).

How many businesses are registered at 121 Bedok Reservoir Road?⌄

22 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.

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.

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.

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, URA planning decisions, 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.