28 New Upper Changi Road
28 New Upper Changi Road is a commercial building in District 16 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 17 live company registrations at this address.
What are the key facts about 28 New Upper Changi Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 16 · Bedok
- Address
- —
- Land area
- 2,788 sqm
- Completed
- 1976 (HDB Property Information)
- Storeys
- 14 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 17
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 28 New Upper Changi Road
28 New Upper Changi Road is a mixed-use building in Bedok (District 16). It is located along New Upper Changi Road, Singapore 460028.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 2,788 sqm of land with about 7,807 sqm of gross floor area.
17 businesses are currently registered at this address with ACRA.
The nearest MRT is Bedok MRT, 558 m away (about a 9-minute walk). The closest bus stop (Blk 27) is 77 m away (about a 1-minute walk). Bedok Mall is 648 m away (about a 10-minute walk).
What is 28 New Upper Changi Road zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 28 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 28 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.
What's been approved at 28 New Upper Changi Road?
- 14 Feb 2005ApprovedAdditions & alterations
Proposed additions & alterations and change of use from ext'g void deck to cancer screening centre on lot 10235 mk 27 at block 28 new upper changi road
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$54.50 per unit).
What do commercial rents run near 28 New Upper Changi Road?
Indicative area yield — District 16 retail
An INDICATIVE AREA yield for District 16 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 16 ($ 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 near 28 New Upper Changi Road?
Getting around
- Bedok MRT558 m · ~9 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 28 New Upper Changi Road
nearest MRT/LRT Bedok (EW5) 558 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 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)558 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 28 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)54 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 622 car lots
- Blk 220 Bedok Central (HDB)202 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 359 car lots
- Blk 2A Bedok South Avenue 1 (HDB)251 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 757 car lots
- Blk 10A Bedok South Avenue 2 (HDB)252 mS$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 481 car lots
- Blk 219 Bedok Central (HDB)267 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. 28 New Upper Changi Road's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 28 New Upper Changi Road?
- Live registrations
- 17
- Registered last 3 years
- 10
- Most common type
- Sole Proprietorship/ Partnership
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.
Frequently asked questions about 28 New Upper Changi Road
Where is 28 New Upper Changi Road?⌄
28 New Upper Changi Road is at New Upper Changi Road, Singapore 460028, in the Bedok planning area.
What is 28 New Upper Changi Road zoned as?⌄
28 New Upper Changi Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.
Have there been any recorded transactions at 28 New Upper Changi Road?⌄
No caveats have been lodged for 28 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 28 New Upper Changi Road?⌄
Bedok MRT is the closest, 558 m away (about a 9-minute walk).
How many businesses are registered at 28 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 28 New Upper Changi Road.
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