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
- 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 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, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $102.38 | $117.39 | $122.73 |
| B1 & Below · 30 & Below | $286.98 | $356.37 | $453.40 |
| Level 1 · >30 - 100 | $170.33 | $215.78 | $265.07 |
| B1 & Below · >30 - 100 | $268.75 | $281.88 | $311.02 |
| Level 2 & 3 · >30 - 100 | $148.42 | $160.73 | $203.34 |
| B1 & Below · >100 - 300 | $74.49 | $124.26 | $175.29 |
| Level 1 · >100 - 300 | $224.50 | $262.39 | $278.09 |
| Level 2 & 3 · >100 - 300 | $119.67 | $132.31 | $133.04 |
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.
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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