208 New Upper Changi Road
208 New Upper Changi Road is a commercial building in District 16 · Bedok, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.5. 5 units are currently listed for rent. ACRA records 19 live company registrations at this address.
What are the key facts about 208 New Upper Changi Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 2.5
- Tenure
- Not on record
- District / Area
- District 16 · Bedok
- Address
- —
- Land area
- 2,318 sqm
- Completed
- 1979 (HDB Property Information)
- Storeys
- 4 (HDB Property Information)
- Submarket
- Suburban
- Listed as
- Shop / Shophouse, Other Retail, Food & Beverage
- Transactions on record
- None recorded
- Live listings
- 5
- ACRA registrations
- 19
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 208 New Upper Changi Road
208 New Upper Changi Road is a commercial building in Bedok (District 16). It is located along New Upper Changi Road, Singapore 460208.
Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 2.5.
It occupies roughly 2,318 sqm of land with about 5,795 sqm of gross floor area.
24 businesses are currently registered at this address with ACRA.
The nearest MRT is Bedok MRT, 226 m away (about a 4-minute walk). The closest bus stop (Aft Heartbeat @ Bedok) is 157 m away (about a 2-minute walk). Bedok Mall is 229 m away (about a 4-minute walk).
What is 208 New Upper Changi Road zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 2.5
What does space at 208 New Upper Changi Road rent for?
Retail space on New Upper Changi Road
Street level · 2026Q3S$ per sq ft per month · median +2.5% on a year earlier
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 16 retail
Region band · 2026Q3S$ 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 208 New Upper Changi Road
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
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 208 New Upper Changi Road
Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.
Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 2 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 208 New Upper Changi Road?
- 30 Jan 2007ApprovedFloor 1Change of use
Proposed change of use of part of shop unit #01-XX for sale of barbecued meat, titbits & biscuits with ancillary grilling of barbecued meat
- 7 Oct 2005ApprovedAdditions & alterations
Proposed additions & alterations to existing pedestrian malls between blocks 204/205 and 207 and 208 on lots 7244v� 7245p & 5188x
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$54.50 per unit).
What do commercial rents run near 208 New Upper Changi Road?
Indicative area yield — District 16 retail
An INDICATIVE AREA yield for District 16 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 16 ($ 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 208 New Upper Changi Road right now?
For rent (5)
- 208 New Upper Changi Road2 agentsS$16k/mo · 700 sqft
- 208 New Upper Changi RoadS$8k/mo · 350 sqft
- 208 New Upper Changi Road2 agentsS$8k/mo · 300 sqft
- 208 new upper Changi road3 agentsS$10k/mo · 300 sqft
What is near 208 New Upper Changi Road?
Getting around
- Bedok MRT226 m · ~4 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 208 New Upper Changi Road
nearest MRT/LRT Bedok (EW5) 222 m, about 64,000 taps a weekday; bus stops within 400 m: 7, about 96,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 58,000 residents within 1 km (June 2026); 1 other mall 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
- Bedok (EW5)222 m · about 64,000 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 208 New Upper Changi Road. Transfers between lines don't tap, so interchanges read low.
Bus
7 bus stops within 400 m, with about 96,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 208A New Upper Changi Road (HDB)62 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m
- Blk 204/209 New Upper Changi Road (HDB)107 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 521 car lots
- Blk 211/218 Bedok North Street 1 (HDB)113 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 86 car lots
- Bedok Mall (development car park)212 mrates not published as open data
- Blk 219 Bedok Central (HDB)224 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 242 car lots
HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.
Nearest URA season parking: Upp East Coast Rd Off St, 1.6 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 208 New Upper Changi Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 208 New Upper Changi Road?
- Other services11
- Wholesale and retail trade4
- Education3
- Manufacturing1
- Real estate0
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 208 New Upper Changi Road
Where is 208 New Upper Changi Road?⌄
208 New Upper Changi Road is at New Upper Changi Road, Singapore 460208, in the Bedok planning area.
What is 208 New Upper Changi Road zoned as?⌄
208 New Upper Changi Road sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 2.5.
Have there been any recorded transactions at 208 New Upper Changi Road?⌄
No caveats have been lodged for 208 New Upper Changi 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 208 New Upper Changi Road?⌄
Bedok MRT is the closest, 226 m away (about a 4-minute walk).
How many businesses are registered at 208 New Upper Changi Road?⌄
24 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.
The facts are here — now get the verdict on 208 New Upper Changi Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
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