CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 16 · Bedok

158 Bedok South Avenue 3

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

158 Bedok South Avenue 3 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. 4 units are currently listed for sale. ACRA records 9 live company registrations at this address.

The facts are here — now get the verdict on 158 Bedok South Avenue 3.

Ask PropKaki

What are the key facts about 158 Bedok South Avenue 3?

Key takeaway158 Bedok South Avenue 3 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: 4,841 sqm
Completed: 1985 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: Suburban
Listed as: Shop / Shophouse
Transactions on record: None recorded
Live listings: 4
ACRA registrations: 9

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 158 Bedok South Avenue 3

158 Bedok South Avenue 3 is a commercial building in Bedok (District 16). It is located along Bedok South Avenue 3, Singapore 460158.

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 4,841 sqm of land with about 12,103 sqm of gross floor area.

17 businesses are currently registered at this address with ACRA.

The nearest MRT is Bedok South MRT, 522 m away (about a 8-minute walk). The closest bus stop (Opp Blk 156) is 85 m away (about a 1-minute walk). East Village is 1.5 km away.

What is 158 Bedok South Avenue 3 zoned as?

Key takeaway158 Bedok South Avenue 3 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 158 Bedok South Avenue 3 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 158 Bedok South Avenue 3

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.

How fast units move at 158 Bedok South Avenue 3

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 158 Bedok South Avenue 3?

Key takeawayURA has approved 4 changes of use at 158 Bedok South Avenue 3 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.

12 Apr 2021ApprovedFloor 1
Change of use to laundromat
Proposed change of use of part unit #01-XX to laundromat
22 Aug 2006Approved
Additions & alterations
Proposed additions & alterations to existing public housing development blks 158 & 168 with new lifts / lift lobbies at upper east coast c2(pt)
24 Oct 2002ApprovedFloor 1
Change of use: living quarter → commercial school
Change of use of the 2nd storey unit #01-XX from living quarter to commercial school
19 Mar 2001ApprovedFloor 1
Change of use to veterinary clinic
Proposed use of unit #01-XX as veterinary clinic
10 Aug 2000ApprovedFloor 1
Change of use to confectionery
Proposed use of part of unit #01-XX as confectionery

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 158 Bedok South Avenue 3?

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 available at 158 Bedok South Avenue 3 right now?

Key takeaway4 units are currently listed at 158 Bedok South Avenue 3. One row per unit; several agents often market the same unit.

For sale (4)

158 Bedok South Avenue 32 agentsS$2.20M · 1,463 sqft
Bedok south avenue 3S$2.80M · 1,464 sqft
158 Bedok South Avenue 3S$2.65M · 1,464 sqft
158 Bedok South Avenue 3 | 2 Storey HDB Shophouse | Good Yield5 agentsS$2.30M · 1,463 sqft

Browse every listing at this building →

What is near 158 Bedok South Avenue 3?

Key takeawayThe nearest MRT/LRT is Bedok South MRT, about 522 m away.

Getting around

Bedok South MRT522 m · ~8 min

Amenities nearby

Famicare Bedok Clinic · 4 mEducational Institution · 71 mOpp Blk 156 · 85 mPlace Of Worship · 376 mKew Crescent Pg · 392 mBayshore MRT Exit 4 · 638 mBlk 58 New Upper Changi Road · 751 mEast Village · 1.5 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 158 Bedok South Avenue 3

Key takeawayThe nearest station is Bayshore (TE29), 638 m away — a quiet station, with 7,785 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 12% of retail buildings

nearest MRT/LRT Bayshore (TE29) 638 m, about 7,785 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 12, about 14,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 38,000 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

Bayshore (TE29)638 m · 7,785 weekday taps
Tanah Merah (EW4)907 m · about 34,000 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 158 Bedok South Avenue 3. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Blk 155/172 Bedok South Road/Avenue 3 (HDB)157 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 743 car lots
Blk 154 Bedok South Road (HDB)167 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 674 car lots
Blk 67/73 Bedok South Road (HDB)220 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 385 car lots
Blk 152A Bedok South Road (HDB)287 m
no short-term parking · 4 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: Bedok Rd Food Centre O Ff St, 1.2 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 158 Bedok South Avenue 3's own car park, if it has one, and its charges are not in the open data.

Who's registered at 158 Bedok South Avenue 3?

Key takeaway9 live companies (and LLPs and branches; sole proprietors are not counted) list 158 Bedok South Avenue 3 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Health and social services
5
Other services
3
Education
1
Wholesale and retail trade
0
Professional, scientific and technical services
0
Financial and insurance
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 158 Bedok South Avenue 3

Where is 158 Bedok South Avenue 3?⌄

158 Bedok South Avenue 3 is at Bedok South Avenue 3, Singapore 460158, in the Bedok planning area.

What is 158 Bedok South Avenue 3 zoned as?⌄

158 Bedok South Avenue 3 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 158 Bedok South Avenue 3?⌄

No caveats have been lodged for 158 Bedok South Avenue 3 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 158 Bedok South Avenue 3?⌄

Bedok South MRT is the closest, 522 m away (about a 8-minute walk).

How many businesses are registered at 158 Bedok South Avenue 3?⌄

17 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.

For agents · in the PropKaki app

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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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.