CommercialRESIDENTIALLeaseholdDistrict 16 · Bedok

Aquarius By The Park

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2020

Quick Summary

Aquarius By The Park is a commercial building in District 16 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.1. It is leasehold with roughly 69 years remaining. 19 transactions are on record since 1995, at a median S$964 psf, most recently in Feb 2020. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Aquarius By The Park.

Ask PropKaki

What are the key facts about Aquarius By The Park?

Key takeawayAquarius By The Park is a commercial building in District 16 · Bedok, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1
Tenure: Leasehold
District / Area: District 16 · Bedok
Address: 1 Bedok Reservoir View
Land area: 40,608 sqm
Completed: Not on record
Storeys: 1 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 720
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2002 (MCST 2669)
Submarket: Suburban
Units with a recorded sale: At least 6
Transactions on record: 19 (records start 1995)
Live listings: None
ACRA registrations: 1

About Aquarius By The Park

Aquarius By The Park is a mixed-use building in Bedok (District 16). It is located along Bedok Reservoir View, Singapore 478926.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.1.

The site is leasehold, with about 69 years remaining on the lease. It occupies roughly 40,608 sqm of land with about 85,277 sqm of gross floor area.

19 transactions have been recorded here, at a median of S$964 psf. The most recent was in February 2020.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Bedok Reservoir MRT, 406 m away (about a 6-minute walk). The closest bus stop (The Clearwater Condo) is 194 m away (about a 3-minute walk).

What is Aquarius By The Park zoned as?

Key takeawayAquarius By The Park sits on land zoned RESIDENTIAL with a gross plot ratio of 2.1.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1

Run the full zoning report for this building →

What has Aquarius By The Park sold for?

Key takeawayAcross 19 recorded transactions since 1995, the median price is about S$240k, most recently in Feb 2020.

Date	Use	Price	Area	PSF
Feb 2020	Retail	S$515k	301 sqft	$1,709
May 2019	Retail	S$360k	226 sqft	$1,593
Mar 2018	Retail	S$468k	226 sqft	$2,070
Nov 2017	Retail	S$415k	226 sqft	$1,836
Mar 2014	Retail	S$585k	301 sqft	$1,941
Sept 2011	Retail	S$525k	366 sqft	$1,435
Jan 2011	Retail	S$400k	226 sqft	$1,770
Aug 2009	Retail	S$240k	226 sqft	$1,062
Apr 2008	Retail	S$218k	226 sqft	$964
Jan 2008	Retail	S$210k	226 sqft	$929

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 Aquarius By The Park rent for?

Key takeawayNo street- or building-level rent is published here. Across District 16 retail, retail space rented at a median of $13.41 psf a month in 2026Q3, with the middle half of leases between $9.63 and $19.91. That is not this building's own rent, and never a quote for a particular unit.

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 Aquarius By The Park

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 Aquarius By The Park?

Key takeawayURA has approved 8 changes of use at Aquarius By The Park since 2000, most recently in 2023. 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.

16 Jun 2025RenewedFloor 1
Continued use as commercial school
Continued use of #01-XX of aquarius by the park as commercial school
28 Jul 2023ApprovedFloor 1
Change of use to takeaway foodshop
Proposed change of use of unit #01-XX to takeaway foodshop
10 Jun 2022RenewedFloor 1
Continued use as commercial school
Continued use of #01-XX of aquarius by the park as commercial school
4 Sept 2020ApprovedFloor 1
Change of use to masssage establishment
Proposed change of use of unit #01-XX to masssage establishment
18 Jun 2018ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
4 Sept 2017ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
1 Jun 2016ApprovedFloor 1
Change of use to pizza delivery and takeaway foodshop
Proposed change of use of unit #01-XX to pizza delivery and takeaway foodshop (no dining in)
28 Sept 2015RenewedFloor 1
Continued use as commercial school
Continued use of unit #01-XX from snack bar to commercial school at the 2-storey clubhouse
24 Sept 2012ApprovedFloor 1
Change of use: snack bar → commercial school
Proposed change of use of unit #01-XX from snack bar to commercial school at the 2-storey clubhouse
13 Jul 2004RenewedFloor 1
Continued use as tuition centre
Continued use of the shop #01-XX of the clubhouse blk as tuition centre
5 Aug 2003ApprovedFloor 1
Change of use to tuition centre
Proposed change of use of shop #01-XX of the clubhouse block, to tuition centre
4 Apr 2002ApprovedFloor 1
Change of use: shop → snack bar
Change of use of units #01-XX & #01-XX from shop to snack bar

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 Aquarius By The Park?

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 near Aquarius By The Park?

Key takeawayThe nearest MRT/LRT is Bedok Reservoir MRT, about 406 m away — and 2 competing retail premisess operate nearby.

Getting around

Bedok Reservoir MRT406 m · ~6 min

Amenities nearby

Island Family Clinic (Bedok) · 191 mThe Clearwater Condo · 194 mBedok Reservoir MRT Exit B · 281 mEducational Institution · 331 mPlace Of Worship · 522 mFengshan Community Club · 798 m

Competing premises nearby

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

Blk 85 Bedok North Street 4 · 731 mEast Village · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Aquarius By The Park

Key takeawayThe nearest station is Bedok Reservoir (DT30), 281 m away — a moderately busy station, with about 20,000 taps in and out on an average weekday. 10 public car parks are within 500 m.

Foot traffic: busier than 34% of retail buildings

nearest MRT/LRT Bedok Reservoir (DT30) 281 m, about 20,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 22,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 66,000 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

Bedok Reservoir (DT30)281 m · about 20,000 weekday taps
Tampines West (DT31)878 m · about 21,000 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 Aquarius By The Park. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 22,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 772A Bedok Reservoir View (HDB)224 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 1,719 car lots
Blk 765A Bedok Reservoir View (HDB)247 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m
Blk 761A Bedok Reservoir View (HDB)255 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m
Blk 960 Tampines Street 96 (HDB)271 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 454 car lots
Blk 963 Tampines Street 96 (HDB)330 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 722 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 South Lane, 2.0 km away, S$90/month.

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

Who's registered at Aquarius By The Park?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Aquarius By The Park as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Other services
0
Construction
0
Accommodation and food 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Aquarius By The Park

Where is Aquarius By The Park?⌄

Aquarius By The Park is at 1 Bedok Reservoir View, Singapore 478926, in the Bedok planning area.

What is Aquarius By The Park zoned as?⌄

Aquarius By The Park sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.1.

What is the tenure of Aquarius By The Park?⌄

Aquarius By The Park is leasehold. About 69 years remain on the lease.

What have units at Aquarius By The Park sold for?⌄

Across 19 recorded transactions, the median price is S$964 psf. The latest was in February 2020.

What is the nearest MRT station to Aquarius By The Park?⌄

Bedok Reservoir MRT is the closest, 406 m away (about a 6-minute walk).

How many businesses are registered at Aquarius By The Park?⌄

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.

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This development is also registered as the residential project Aquarius By The Park.

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.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), 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.