480,480a,480b Changi Road
480,480a,480b Changi Road is a commercial building in District 14 · Bedok, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 1 transaction is on record since 1995, most recently in Feb 2009. ACRA records 1 live company registration at this address.
What are the key facts about 480,480a,480b Changi Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 1.4
- Tenure
- Freehold
- District / Area
- District 14 · Bedok
- Address
- 480,480a,480b Changi Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 3 (© OpenStreetMap contributors)
- Submarket
- Suburban
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About 480,480a,480b Changi Road
480,480A,480B Changi Road is a commercial property in Bedok (District 14). It is located along Changi Road, Singapore 419894.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 1.4.
The site is freehold.
1 transaction has been recorded here, at a median of S$877 psf. The most recent was in February 2009.
3 businesses are currently registered at this address with ACRA.
The nearest MRT is Kembangan MRT, 228 m away (about a 4-minute walk). The closest bus stop (Bef Frankel Terr) is 111 m away (about a 2-minute walk).
What is 480,480a,480b Changi Road zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 1.4
What has 480,480a,480b Changi Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Feb 2009 | Shop House | S$1.70M | 1,933 sqft | $877 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 480,480a,480b Changi Road rent for?
Retail space on Changi Road
Street level · 2026Q3S$ per sq ft per month · median +0.9% 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).
Office space on Changi Road
Street level · 2026Q3S$ per sq ft per month · median +0.1% on a year earlier
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 14 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 14 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 480,480a,480b 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 480,480a,480b Changi Road?
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.
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$54.50 per unit).
How does Changi Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 480,480a,480b Changi Road?
Indicative area yield — District 14 retail
An INDICATIVE AREA yield for District 14 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 14 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $60.26 | $68.83 | $77.30 |
| B1 & Below · 30 & Below | $52.94 | $76.47 | $130.25 |
| Level 1 · 30 & Below | $85.00 | $125.00 | $205.26 |
| Level 2 & 3 · >30 - 100 | $71.17 | $84.43 | $161.43 |
| Level 1 · >30 - 100 | $80.67 | $127.33 | $161.46 |
| Level 4 & Above · >30 - 100 | $69.97 | $74.47 | $74.91 |
| B1 & Below · >30 - 100 | $104.10 | $206.00 | $256.12 |
| Level 2 & 3 · >100 - 300 | $101.65 | $112.97 | $180.02 |
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 480,480a,480b Changi Road?
Getting around
- Kembangan MRT228 m · ~4 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 480,480a,480b Changi Road
nearest MRT/LRT Kembangan (EW6) 216 m, about 24,000 taps a weekday; bus stops within 400 m: 11, about 16,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 35,000 residents within 1 km (June 2026); 0 other malls 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
- Kembangan (EW6)216 m · about 24,000 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 480,480a,480b Changi Road. Transfers between lines don't tap, so interchanges read low.
Bus
11 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Jln Masjid (URA)142 mS$0.60 per half-hour at midday on a weekday · 20 car lots
- Lor Mydin Off St (URA)183 mS$0.60 per half-hour at midday on a weekday · 23 car lots
- Service Rd (Jln Masjid ) (URA)188 mS$0.60 per half-hour at midday on a weekday · 8 car lots
- Lor Mydin (URA)222 mS$0.60 per half-hour at midday on a weekday · 3 car lots
- Changi Road Area (URA)243 mseason S$90/month
Public car parks only, by straight-line distance, with the operator's published rates. 480,480a,480b Changi Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 480,480a,480b Changi Road?
- Other services1
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 480,480a,480b Changi Road
Where is 480,480A,480B Changi Road?⌄
480,480A,480B Changi Road is at 480,480A,480B Changi Road, Singapore 419894, in the Bedok planning area.
What is 480,480A,480B Changi Road zoned as?⌄
480,480A,480B Changi Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 1.4.
What is the tenure of 480,480A,480B Changi Road?⌄
480,480A,480B Changi Road is freehold.
What have units at 480,480A,480B Changi Road sold for?⌄
Across 1 recorded transaction, the median price is S$877 psf. The latest was in February 2009.
What is the nearest MRT station to 480,480A,480B Changi Road?⌄
Kembangan MRT is the closest, 228 m away (about a 4-minute walk).
How many businesses are registered at 480,480A,480B Changi Road?⌄
3 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 480,480a,480b Changi Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.