CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 16 · Bedok

353 Bedok Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2001

Quick Summary

353 Bedok Road is a commercial building in District 16 · Bedok, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. 1 transaction is on record since 1995, most recently in Apr 2001. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 353 Bedok Road.

Ask PropKaki

What are the key facts about 353 Bedok Road?

Key takeaway353 Bedok Road 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: Subject to Evaluation
Tenure: Not on record
District / Area: District 16 · Bedok
Address: 353 Bedok Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About 353 Bedok Road

353 Bedok Road is a commercial property in Bedok (District 16). It is located along Bedok Road, Singapore 469541.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

1 transaction has been recorded here, at a median of S$528 psf. The most recent was in April 2001.

1 business is currently registered at this address with ACRA.

The nearest MRT is Tanah Merah MRT, 486 m away (about a 8-minute walk). The closest bus stop (Opp Bedok Mkt Pl) is 32 m away (about a 0-minute walk).

What is 353 Bedok Road zoned as?

Key takeaway353 Bedok Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 353 Bedok Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Apr 2001 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2001	Shop House	S$950k	1,800 sqft	$528

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at 353 Bedok Road rent for?

Key takeawayNo rent is published for 353 Bedok Road itself. On its street, Bedok Road, retail space rented at a median of $10.41 psf a month in 2026Q3, with the middle half of leases between $10.09 and $11.47. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Bedok Road

Street level · 2026Q3

25th pct

$10.09

$108.66 psm

Median

$10.41

$112.03 psm

75th pct

$11.47

$123.42 psm

S$ per sq ft per month · median -6.8% on a year earlier

2022Q3 · $88.15 psm2026Q3 · $112.03 psm median

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 · 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 353 Bedok Road

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.

What's been approved at 353 Bedok Road?

Key takeawayURA has approved 3 changes of use at 353 Bedok Road since 2000, most recently in 2026, and refused 2. 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.

F&B and nightlife here

URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

8 Jan 2026Approved
Change of use to massage establishment
Proposed change of use of the 1st storey premises to massage establishment
22 Sept 2014Refused
Change of use to restaurant
Proposed change of use of 1st storey shop to restaurant at 353 bedok road
26 Jun 2014Refused
Change of use to restaurant
Proposed change of use of 1st storey shop to restaurant
8 Jun 2009Approved
Change of use to shop-cum-office selling takeaway food & drinks/beverages
Proposed change of use of part of the 1st storey shop to shop-cum-office selling takeaway food & drinks/beverages
26 Jul 2004Approved
Change of use to eating house
Proposed cu of the st sty shop to eating house (new lot 98758)

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 353 Bedok Road?

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 near 353 Bedok Road?

Key takeawayThe nearest MRT/LRT is Tanah Merah MRT, about 486 m away — and 3 competing retail premisess operate nearby.

Getting around

Tanah Merah MRT486 m · ~8 min

Amenities nearby

OneHealth Medical Group · 15 mOpp Bedok Mkt Pl · 32 mPlace Of Worship · 67 mJln Pari Burong Pg · 261 mTanah Merah MRT Exit B · 516 mEducational Institution · 520 mChangi General Hospital · 1.1 km

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Thng Chye Boon · 31 mEast Village · 105 mBlk 85 Bedok North Street 4 · 928 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 353 Bedok Road

Key takeawayThe nearest station is Tanah Merah (EW4), 486 m away — a moderately busy station, with about 34,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 10% of retail buildings

nearest MRT/LRT Tanah Merah (EW4) 486 m, about 34,000 taps a weekday; bus stops within 400 m: 6, about 4,614 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 57,000 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

Tanah Merah (EW4)486 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 353 Bedok Road. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 4,614 boardings and alightings on an average weekday.

Public car parks within 500 m

Upp Changi Rd - Bedok Rd Off St (URA)99 m
S$0.60 per half-hour at midday on a weekday · 48 car lots

Nearest URA season parking: Changi South Lane, 598 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 353 Bedok Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 353 Bedok Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 353 Bedok Road as their registered address. These are registered businesses, not who occupies the space.

Other services
1

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. ACRA, as of 2026-09-16.

Frequently asked questions about 353 Bedok Road

Where is 353 Bedok Road?⌄

353 Bedok Road is at 353 Bedok Road, Singapore 469541, in the Bedok planning area.

What is 353 Bedok Road zoned as?⌄

353 Bedok Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What have units at 353 Bedok Road sold for?⌄

Across 1 recorded transaction, the median price is S$528 psf. The latest was in April 2001.

What is the nearest MRT station to 353 Bedok Road?⌄

Tanah Merah MRT is the closest, 486 m away (about a 8-minute walk).

How many businesses are registered at 353 Bedok Road?⌄

1 business is 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

Year of completion is not on record for this building. Building age cannot be stated.

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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline, not a decision on any unit.

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%).

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 PropKaki's submarket map, URA planning decisions, URA circular DC23-08 (2 Oct 2023), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.