CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 15 · Bedok

53 Upper East Coast Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2026

Quick Summary

53 Upper 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. 2 transactions are on record since 1995, most recently in Oct 2026. 1 unit is currently listed for sale. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 53 Upper East Coast Road.

Ask PropKaki

What are the key facts about 53 Upper East Coast Road?

Key takeaway53 Upper 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: 53 Upper East Coast Road
Land area: —
Completed: Not on record
Storeys: 1 (© OpenStreetMap contributors)
Submarket: Suburban
Listed as: Other Retail
Transactions on record: 2 (records start 1995)
Live listings: 1
ACRA registrations: 1

About 53 Upper East Coast Road

53 Upper East Coast Road is a commercial property in Bedok (District 15). It is located along Upper East Coast Road, Singapore 455214.

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$2,628 psf. The most recent was in September 2023.

1 business is currently registered at this address with ACRA.

The nearest MRT is Siglap MRT, 499 m away (about a 8-minute walk). The closest bus stop (Crescendo Bldg) is 75 m away (about a 1-minute walk).

What is 53 Upper East Coast Road zoned as?

Key takeaway53 Upper 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 53 Upper East Coast Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Oct 2026 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2026	Shop House	S$5.60M	2,207 sqft	$2,538
Sept 2023	Shop House	S$5.80M	2,207 sqft	$2,628

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 53 Upper East Coast Road rent for?

Key takeawayNo rent is published for 53 Upper East Coast Road itself. On its street, Upper East Coast Road, retail space rented at a median of $10.08 psf a month in 2026Q1. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper East Coast Road

Street level · 2026Q1

25th pct

—

— psm

Median

$10.08

$108.49 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +11.6% on a year earlier

2023Q1 · $93.47 psm2026Q1 · $108.49 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 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 53 Upper 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.

How fast units move at 53 Upper East Coast Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 53 Upper East Coast Road?

Key takeawayURA has approved 4 changes of use at 53 Upper East Coast Road since 2000, most recently in 2026. 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.

17 Mar 2026Approved
Change of use to vet clinic
Proposed change of use of the 1st storey premises with mezzanine floor to vet clinic
19 Feb 2025Approved
Change of use to commercial school
Proposed change of use of the 1st storey premises with mezzanine floor to commercial school
12 Jan 2023Renewed
Continued use as eating house
Continued use of the 1st storey premises with mezzanine floor as eating house
5 Jan 2022Renewed
Continued use as eating house
Continued use of the 1st storey premises with mezzanine floor as eating house
2 Mar 2021Renewed
Continued use as eating house
Continued use of the 1st storey premises with mezzanine floor as eating house
23 Feb 2018Renewed
Continued use as eating house
Continued use of the 1st storey premises with mezzanine floor as eating house
6 Mar 2017Renewed
Continued use as eating house
Continued use of the 1st storey premises with mezzanine floor as eating house
15 Feb 2016Renewed
Continued use as eating house
Continued use of the 1st storey premises with mezzanine floor as eating house
13 Feb 2015Renewed
Continued use as eating house
Continued use of the 1st storey premises with mezzanine floor as eating house
20 Feb 2014Renewed
Continued use as eating house
Continued use of the 1st storey premises with mezzanine floor as eating house
28 Feb 2013Renewed
Continued use as eating house
Continued use of the 1st storey premises with mezzanine floor as eating house
16 Jan 2012Renewed
Continued use as eating house
Continued use of the 1st storey premises with mezzanine floor as an eating house at 53 upper east coast road

5 earlier change-of-use and A&A decisions are on record since 2000.

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 Upper East Coast Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near 53 Upper 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 available at 53 Upper East Coast Road right now?

Key takeaway1 unit is currently listed at 53 Upper East Coast Road. One row per unit; several agents often market the same unit.

For sale (1)

Rare Freehold Shophouse With High Visibility FrontageS$7.00M · 2,206 sqft

Browse every listing at this building →

What is near 53 Upper East Coast Road?

Key takeawayThe nearest MRT/LRT is Siglap MRT, about 499 m away — and 2 competing retail premisess operate nearby.

Getting around

Siglap MRT499 m · ~8 min

Amenities nearby

Crescendo Bldg · 75 mHealth Partners Medical Clinic (Siglap) · 93 mSiglap Linear Pk (Jln B'Wan-Upp Ec Rd) · 135 mEducational Institution · 223 mPlace Of Worship · 322 mSiglap South Community Centre · 410 mSiglap MRT Exit 2 · 429 mBusiness Park · 1.1 km

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 · 217 mBedok Mall · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 53 Upper East Coast Road

Key takeawayThe nearest station is Siglap (TE28), 429 m away — a quiet station, with 9,037 taps in and out on an average weekday. 3 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 3% of retail buildings

nearest MRT/LRT Siglap (TE28) 429 m, about 9,037 taps a weekday; bus stops within 400 m: 6, about 4,476 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 25,000 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

Siglap (TE28)429 m · 9,037 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 53 Upper East Coast Road. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 4,476 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Upp East C Oast Rd) (URA)49 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Upp East Coast Rd Off St (URA)150 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 128 car lots
East Coast Rd (Siglap Rd - Jln Jamal) (URA)279 m
S$0.60 per half-hour at midday on a weekday · 5 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 53 Upper East Coast Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 53 Upper East Coast Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 53 Upper East Coast Road as their registered address. These are registered businesses, not who occupies the space.

Education
1
Information and communications
0
Professional, scientific and technical services
0
Construction
0
Wholesale and retail trade
0
Arts, entertainment and recreation
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 53 Upper East Coast Road

Where is 53 Upper East Coast Road?⌄

53 Upper East Coast Road is at 53 Upper East Coast Road, Singapore 455214, in the Bedok planning area.

What is 53 Upper East Coast Road zoned as?⌄

53 Upper 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 53 Upper East Coast Road?⌄

53 Upper East Coast Road is freehold.

What have units at 53 Upper East Coast Road sold for?⌄

Across 1 recorded transaction, the median price is S$2,628 psf. The latest was in September 2023.

What is the nearest MRT station to 53 Upper East Coast Road?⌄

Siglap MRT is the closest, 499 m away (about a 8-minute walk).

How many businesses are registered at 53 Upper 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.

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.

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.

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 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.