CommercialCOMMERCIAL & RESIDENTIALDistrict 16 · Bedok

59 New Upper Changi Road

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

59 New Upper Changi Road is a commercial building in District 16 · Bedok, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.5. 11 units are currently listed for sale or rent. ACRA records 9 live company registrations at this address.

The facts are here — now get the verdict on 59 New Upper Changi Road.

Ask PropKaki

What are the key facts about 59 New Upper Changi Road?

Key takeaway59 New Upper Changi Road is a commercial building in District 16 · Bedok, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 2.5
Tenure: Not on record
District / Area: District 16 · Bedok
Address: —
Land area: 4,384 sqm
Completed: 1977 (HDB Property Information)
Storeys: 2 (HDB Property Information)
Submarket: Suburban
Listed as: Shop / Shophouse, Other Retail
Transactions on record: None recorded
Live listings: 11
ACRA registrations: 9

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 59 New Upper Changi Road

59 New Upper Changi Road is a commercial building in Bedok (District 16). It is located along New Upper Changi Road, Singapore 461059.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 2.5.

It occupies roughly 4,384 sqm of land with about 433,337 sqm of gross floor area.

37 businesses are currently registered at this address with ACRA.

The nearest MRT is Tanah Merah MRT, 718 m away (about a 11-minute walk). The closest bus stop (Blk 65) is 162 m away (about a 2-minute walk). East Village is 1.1 km away (about a 16-minute walk).

What is 59 New Upper Changi Road zoned as?

Key takeaway59 New Upper Changi Road sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 2.5.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 2.5

Run the full zoning report for this building →

What does space at 59 New Upper Changi Road rent for?

Key takeawayNo rent is published for 59 New Upper Changi Road itself. On its street, New Upper Changi Road, retail space rented at a median of $27.84 psf a month in 2026Q3, with the middle half of leases between $23.55 and $33.02. That is not this building's own rent, and never a quote for a particular unit.

Retail space on New Upper Changi Road

Street level · 2026Q3

25th pct

$23.55

$253.46 psm

Median

$27.84

$299.70 psm

75th pct

$33.02

$355.45 psm

S$ per sq ft per month · median +2.5% on a year earlier

2023Q4 · $266.84 psm2026Q3 · $299.70 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 59 New Upper 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.

How fast units move at 59 New Upper Changi Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 7 units for rent; 4 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 2 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 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 59 New Upper Changi Road?

Key takeawayURA has approved 3 changes of use at 59 New Upper Changi 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.

6 Mar 2026ApprovedFloor 1
Change of use to laundromat
Proposed change of use of part of unit #01-XX to laundromat
13 Oct 2020Approved
Additions & alterations
Proposed canopies at lift a & b to existing public housing development of block 59 on lot 07827k mk27 at new upper changi road
6 Aug 2019ApprovedFloor 1
Change of use to restaurant and living quarter to dining area
Proposed change of use of 1st storey to restaurant and living quarter to dining area at unit #01-XX
20 Feb 2017Approved
Additions & alterations
Proposed additions & alterations to existing public housing development, block 59, with new lift/lobbies on lot 07827k mk27 at new upper changi road (lift upgrading programme)
27 Aug 2014Approved
Additions & alterations
Proposed construction of covered linkway from block 63/64 to block 59 on lot 10660p mk 27 at new upper changi road.
1 Apr 2002ApprovedFloor 1
Change of use
Proposed use of part of unit #01-XX as 4d/toto outlet

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 59 New Upper 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 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 available at 59 New Upper Changi Road right now?

Key takeaway11 units are currently listed at 59 New Upper Changi Road — 4 for sale and 7 for rent. One row per unit; several agents often market the same unit.

For sale (4)

59 New Upper Changi RoadS$3.46M · 1,508 sqft
59 New Upper Changi Road2 agentsS$3.00M · 1,518 sqft
59 New Upper Changi RoadS$3.20M · 1,517 sqft
59 New Upper Changi Road2 agentsS$3.10M · 1,517 sqft

For rent (7)

59 New Upper Changi Road, 461059S$5k/mo · 400 sqft
Upper Changi HDB Shophouse Ground Floor2 agentsS$5k/mo · 453 sqft
blk 59 new upper changi road5 agentsS$5k/mo · 350 sqft
59 New Upper Changi RoadS$5k/mo · 380 sqft

Browse every listing at this building →

What is near 59 New Upper Changi Road?

Key takeawayThe nearest MRT/LRT is Tanah Merah MRT, about 718 m away.

Getting around

Tanah Merah MRT718 m · ~11 min

Amenities nearby

Oei Clinic · 7 mBlk 58 New Upper Changi Road · 50 mNTUC Fairprice Co-operative Ltd · 99 mBlk 65 · 162 mEducational Institution · 244 mPlace Of Worship · 389 mBedok Community Centre · 515 mTanah Merah MRT Exit A · 647 mEast Village · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 59 New Upper Changi Road

Key takeawayThe nearest station is Tanah Merah (EW4), 647 m away — a moderately busy station, with about 34,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 27% of retail buildings

nearest MRT/LRT Tanah Merah (EW4) 647 m, about 34,000 taps a weekday; bus stops within 400 m: 8, about 23,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 61,000 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

Tanah Merah (EW4)647 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 59 New Upper Changi Road. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 23,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blks 59, 62-65 New Upper Changi Road (HDB)63 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 364 car lots
Blk 52/57 New Upper Changi Road (HDB)130 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 385 car lots
Blk 35A Bedok South Avenue 2 (HDB)206 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m
Blk 184 Bedok North Road (HDB)236 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 559 car lots
Blk 36-44, 60 Bedok South Road (HDB)239 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 591 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Changi South Lane, 1.6 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 59 New Upper Changi Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 59 New Upper Changi Road?

Key takeaway9 live companies (and LLPs and branches; sole proprietors are not counted) list 59 New Upper Changi Road as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Accommodation and food services
2
Health and social services
1
Education
1
Administrative and support services
1
Other services
0
Construction
0
Transportation and storage
0
Real estate
0
Professional, scientific and technical services
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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 59 New Upper Changi Road

Where is 59 New Upper Changi Road?⌄

59 New Upper Changi Road is at New Upper Changi Road, Singapore 461059, in the Bedok planning area.

What is 59 New Upper Changi Road zoned as?⌄

59 New Upper Changi Road sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 2.5.

Have there been any recorded transactions at 59 New Upper Changi Road?⌄

No caveats have been lodged for 59 New Upper Changi Road in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 59 New Upper Changi Road?⌄

Tanah Merah MRT is the closest, 718 m away (about a 11-minute walk).

How many businesses are registered at 59 New Upper Changi Road?⌄

37 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.

For agents · in the PropKaki app

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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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.

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%).

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 HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 10 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.