25 New Upper Changi Road
25 New Upper Changi 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 2.8. 2 units are currently listed for sale. ACRA records 7 live company registrations at this address.
What are the key facts about 25 New Upper Changi Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 16 · Bedok
- Address
- —
- Land area
- 2,324 sqm
- Completed
- 1977 (HDB Property Information)
- Storeys
- 2 (HDB Property Information)
- Submarket
- Suburban
- Listed as
- Shop / Shophouse
- Transactions on record
- None recorded
- Live listings
- 2
- ACRA registrations
- 7
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 25 New Upper Changi Road
25 New Upper Changi Road is a commercial building in Bedok (District 16). It is located along New Upper Changi Road, Singapore 462025.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8.
It occupies roughly 2,324 sqm of land with about 6,507 sqm of gross floor area.
17 businesses are currently registered at this address with ACRA.
The nearest MRT is Bedok MRT, 436 m away (about a 7-minute walk). The closest bus stop (Blk 27) is 154 m away (about a 2-minute walk). Bedok Mall is 535 m away (about a 8-minute walk).
What is 25 New Upper Changi Road zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
What does space at 25 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 25 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 25 New Upper Changi Road
Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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 25 New Upper Changi Road?
- 28 Dec 2018RenewedFloor 1Continued use as self-service coin-operated laundry
Continued use of part unit #01-XX as self-service coin-operated laundry
- 12 Nov 2015RenewedFloor 1Continued use as self-service coin-operated laundry
Continued use of part unit #01-XX as self-service coin-operated laundry
- 11 Dec 2014ApprovedFloor 1Change of use to self-service coin-operated laundry
Proposed change of use of part unit #01-XX to self-service coin-operated laundry
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$54.50 per unit).
What do commercial rents run near 25 New Upper Changi Road?
Indicative area yield — District 16 retail
An INDICATIVE AREA yield for District 16 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 16 ($ 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 25 New Upper Changi Road right now?
For sale (2)
- 25 New Upper Changi road2 agentsS$3.00M · 1,506 sqft
- New Upper Changi Rd HDB ShophouseS$2.68M · 1,506 sqft
What is near 25 New Upper Changi Road?
Getting around
- Bedok MRT436 m · ~7 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 25 New Upper Changi Road
nearest MRT/LRT Bedok (EW5) 436 m, about 64,000 taps a weekday; bus stops within 400 m: 6, about 11,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 55,000 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)436 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 25 New Upper Changi Road. Transfers between lines don't tap, so interchanges read low.
Bus
6 bus stops within 400 m, with about 11,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 30A New Upper Changi Road (HDB)123 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 622 car lots
- Blk 23 Bedok South Avenue 1 (HDB)150 mS$0.60 per half-hour at midday on a weekday
- Blk 2A Bedok South Avenue 1 (HDB)173 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 757 car lots
- Blk 219 Bedok Central (HDB)214 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 242 car lots
- Blk 220 Bedok Central (HDB)287 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 359 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, 1.5 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 25 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 25 New Upper Changi Road?
- Wholesale and retail trade5
- Other services1
- Accommodation and food services1
- Manufacturing0
- Administrative and support services0
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 25 New Upper Changi Road
Where is 25 New Upper Changi Road?⌄
25 New Upper Changi Road is at New Upper Changi Road, Singapore 462025, in the Bedok planning area.
What is 25 New Upper Changi Road zoned as?⌄
25 New Upper Changi Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.
Have there been any recorded transactions at 25 New Upper Changi Road?⌄
No caveats have been lodged for 25 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 25 New Upper Changi Road?⌄
Bedok MRT is the closest, 436 m away (about a 7-minute walk).
How many businesses are registered at 25 New Upper Changi Road?⌄
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.
The facts are here — now get the verdict on 25 New Upper Changi Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
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