CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 14 · Bedok

498 Changi Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2001

Quick Summary

498 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. 1 transaction is on record since 1995, most recently in Jun 2001. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 498 Changi Road.

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What are the key facts about 498 Changi Road?

Key takeaway498 Changi Road is a commercial building in District 14 · Bedok, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4
Tenure: Not on record
District / Area: District 14 · Bedok
Address: 498 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 498 Changi Road

498 Changi Road is a commercial property in Geylang (District 14). It is located along Changi Road, Singapore 419903.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 1.4.

1 transaction has been recorded here, at a median of S$669 psf. The most recent was in June 2001.

1 business is currently registered at this address with ACRA.

The nearest MRT is Kembangan MRT, 233 m away (about a 4-minute walk). The closest bus stop (Bef Frankel Terr) is 83 m away (about a 1-minute walk).

What is 498 Changi Road zoned as?

Key takeaway498 Changi Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has 498 Changi Road sold for?

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

Date	Use	Price	Area	PSF
Jun 2001	Shop House	S$605k	904 sqft	$669

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 498 Changi Road rent for?

Key takeawayNo rent is published for 498 Changi Road itself. On its street, Changi Road, retail space rented at a median of $6.40 psf a month in 2026Q3, with the middle half of leases between $5.56 and $7.44. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Changi Road

Street level · 2026Q3

25th pct

$5.56

$59.81 psm

Median

$6.40

$68.91 psm

75th pct

$7.44

$80.06 psm

S$ per sq ft per month · median +0.9% on a year earlier

2023Q4 · $68.42 psm2026Q3 · $68.91 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 Changi Road

Street level · 2026Q3

25th pct

$4.00

$43.10 psm

Median

$4.88

$52.50 psm

75th pct

$6.41

$68.97 psm

S$ per sq ft per month · median +0.1% on a year earlier

2023Q4 · $49.11 psm2026Q3 · $52.50 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 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 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 498 Changi 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 498 Changi Road?

Key takeawayURA has approved 2 changes of use at 498 Changi Road since 2000, most recently in 2015. 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.

16 Oct 2019Renewed
Continued use as sales of pets products and small live animals and pet grooming
Continued use of 1st storey premises as sales of pets products and small live animals and pet grooming
5 Dec 2017Renewed
Continued use as sales of pets products and small live animals and pet grooming
Continued use of 1st storey premises as sales of pets products and small live animals and pet grooming
11 Dec 2015Approved
Change of use to sales of pets products
Proposed change of use of 1st storey premises at no. 496 to sales of pets products and continued use of two 1st storey premsies at no. 498 and 500 as sales of pets products and small live animals and pet grooming
18 Oct 2013Approved
Change of use to sales of pets products and small live animals and pet grooming
Proposed change of use of two of the 1st storey premises to sales of pets products and small live animals and pet grooming
25 May 2005Renewed
Continued use as association premises
Continued use of the 2nd sty flat and 3rd sty penthouse as an association premises

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?

Key takeawayAcross 80 strata sales on Changi Road in the last 5 years, the median is $1,913 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,913

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

What do commercial rents run near 498 Changi 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 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

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 498 Changi Road?

Key takeawayThe nearest MRT/LRT is Kembangan MRT, about 233 m away.

Getting around

Kembangan MRT233 m · ~4 min

Amenities nearby

Place Of Worship · 82 mBef Frankel Terr · 83 mJinmin Clinic · 194 mKembangan MRT Exit A · 222 mHotel · 247 mEducational Institution · 303 mTelok Kurau Pk · 431 mKampong Kembangan Community Club · 460 mBusiness Park · 699 mParkway East Hospital · 743 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 498 Changi Road

Key takeawayThe nearest station is Kembangan (EW6), 222 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 10 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 21% of retail buildings

nearest MRT/LRT Kembangan (EW6) 222 m, about 24,000 taps a weekday; bus stops within 400 m: 10, about 15,000 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)222 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 498 Changi Road. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Masjid (URA)184 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Service Rd (Jln Masjid ) (URA)233 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Lor Mydin Off St (URA)236 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Lor Mydin (URA)271 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Changi Road Area (URA)299 m
season S$90/month

Public car parks only, by straight-line distance, with the operator's published rates. 498 Changi Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 498 Changi Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 498 Changi 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 498 Changi Road

Where is 498 Changi Road?⌄

498 Changi Road is at 498 Changi Road, Singapore 419903, in the Geylang planning area.

What is 498 Changi Road zoned as?⌄

498 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 have units at 498 Changi Road sold for?⌄

Across 1 recorded transaction, the median price is S$669 psf. The latest was in June 2001.

What is the nearest MRT station to 498 Changi Road?⌄

Kembangan MRT is the closest, 233 m away (about a 4-minute walk).

How many businesses are registered at 498 Changi 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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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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.