CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 15 · Bedok

390 East Coast Road

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2011

Quick Summary

390 East Coast Road is a commercial building in District 15 · Bedok, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 1 transaction is on record since 1995, most recently in May 2011. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 390 East Coast Road.

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What are the key facts about 390 East Coast Road?

Key takeaway390 East Coast Road is a commercial building in District 15 · Bedok, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 15 · Bedok
Address: 390 East Coast Road
Land area: —
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 6
Strata formed: 1983 (MCST 0648)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 390 East Coast Road

390 East Coast Road is a commercial property in Bedok (District 15). It is located along East Coast Road, Singapore 428991.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold.

1 transaction has been recorded here, at a median of S$1,335 psf. The most recent was in May 2011.

1 business is currently registered at this address with ACRA.

The nearest MRT is Marine Terrace MRT, 442 m away (about a 7-minute walk). The closest bus stop (Caltex Stn) is 85 m away (about a 1-minute walk).

What is 390 East Coast Road zoned as?

Key takeaway390 East Coast Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 390 East Coast Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2011	Shop House	S$1.48M	1,109 sqft	$1,335

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 390 East Coast Road rent for?

Key takeawayNo rent is published for 390 East Coast Road itself. On its street, East Coast Road, retail space rented at a median of $7.27 psf a month in 2026Q3, with the middle half of leases between $6.12 and $8.89. That is not this building's own rent, and never a quote for a particular unit.

Retail space on East Coast Road

Street level · 2026Q3

25th pct

$6.12

$65.83 psm

Median

$7.27

$78.30 psm

75th pct

$8.89

$95.67 psm

S$ per sq ft per month · median -0.8% on a year earlier

2023Q4 · $104.91 psm2026Q3 · $78.30 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).

Office space on East Coast Road

Street level · 2026Q2

25th pct

$5.54

$59.60 psm

Median

$5.95

$64.09 psm

75th pct

$6.36

$68.48 psm

S$ per sq ft per month · median +3.3% on a year earlier

2023Q3 · $60.00 psm2026Q2 · $64.09 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 390 East Coast 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 390 East Coast Road?

Key takeawayURA's planning decisions at 390 East Coast Road since 2000 are below. 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.

22 Jun 2000Approved
Additions & alterations
Proposed retention of unauthorised covering over yard at rear of the existing 3-storey shophouse

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).

How does East Coast Road price?

Key takeawayAcross 21 strata sales on East Coast Road in the last 5 years, the median is $2,596 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,596

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 390 East Coast 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 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 390 East Coast Road?

Key takeawayThe nearest MRT/LRT is Marine Terrace MRT, about 442 m away — and 3 competing retail premisess operate nearby.

Getting around

Marine Terrace MRT442 m · ~7 min

Amenities nearby

Caltex Stn · 85 mSiglap Clinic · 99 mEducational Institution · 190 mTelok Kurau Lorong N Pk · 229 mMarine Terrace MRT Exit 3 · 279 mPlace Of Worship · 302 mMarine Parade Community Club · 515 mHotel · 649 mParkway East Hospital · 787 mMarine Parade Polyclinic · 810 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 405 mBlk 50A Marine Terrace · 558 mi12 Katong · 827 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 390 East Coast Road

Key takeawayThe nearest station is Marine Terrace (TE27), 278 m away — a quiet station, with about 13,000 taps in and out on an average weekday. 5 public car parks are within 500 m.

Foot traffic: busier than 19% of retail buildings

nearest MRT/LRT Marine Terrace (TE27) 278 m, about 13,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 14, about 14,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 35,000 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

Marine Terrace (TE27)278 m · about 13,000 weekday taps
Marine Parade (TE26)442 m · about 23,000 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 390 East Coast Road. Transfers between lines don't tap, so interchanges read low.

Bus

14 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Telok Kurau Rd (URA)109 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
Blk 47A Marine Crescent (HDB)366 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 159 car lots
Jago Close (URA)444 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Blk 45 Marine Crescent (HDB)452 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 33 car lots
Blk 54/55/56/58/59 Marine Terrace (HDB)479 m
S$0.60 per half-hour at midday on a weekday · 212 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: Changi Road Area, 1.1 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 390 East Coast Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 390 East Coast Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 390 East Coast Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0

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 390 East Coast Road

Where is 390 East Coast Road?⌄

390 East Coast Road is at 390 East Coast Road, Singapore 428991, in the Bedok planning area.

What is 390 East Coast Road zoned as?⌄

390 East Coast Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 390 East Coast Road?⌄

390 East Coast Road is freehold.

What have units at 390 East Coast Road sold for?⌄

Across 1 recorded transaction, the median price is S$1,335 psf. The latest was in May 2011.

What is the nearest MRT station to 390 East Coast Road?⌄

Marine Terrace MRT is the closest, 442 m away (about a 7-minute walk).

How many businesses are registered at 390 East Coast 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.

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Read the figures right

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

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

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.

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.

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 BCA's MCST register, PropKaki's submarket map, URA circular DC23-08 (2 Oct 2023), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.