CommercialCOMMERCIAL & RESIDENTIALDistrict 16 · Bedok

Bedok Market Place

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Bedok Market Place is a commercial building in District 16 · Bedok, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.4. 7 units are currently listed for rent. ACRA records 11 live company registrations at this address.

The facts are here — now get the verdict on Bedok Market Place.

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What are the key facts about Bedok Market Place?

Key takeawayBedok Market Place is a commercial building in District 16 · Bedok, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Not on record
District / Area: District 16 · Bedok
Address: 348 Bedok Road
Land area: 16,891 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 119
Managing agent: EXCELTEC PROPERTY MANAGEMENT PTE LTD
Strata formed: 1980 (MCST 0492)
Submarket: Suburban
Listed as: Shop / Shophouse, Food & Beverage, Mall Shop
Transactions on record: None recorded
Live listings: 7
ACRA registrations: 11

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 Bedok Market Place

Bedok Market Place is a commercial building in Bedok (District 16). It is located along Bedok Road, Singapore 469560.

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

It occupies roughly 16,891 sqm of land with about 23,647 sqm of gross floor area.

19 businesses are currently registered at this address with ACRA.

The nearest MRT is Tanah Merah MRT, 506 m away (about a 8-minute walk). The closest bus stop (Opp Bedok Mkt Pl) is 124 m away (about a 2-minute walk). East Village is 261 m away (about a 4-minute walk).

What is Bedok Market Place zoned as?

Key takeawayBedok Market Place sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 1.4.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 1.4

Run the full zoning report for this building →

What does space at Bedok Market Place rent for?

Key takeawayNo rent is published for Bedok Market Place itself. On its street, Bedok Road, retail space rented at a median of $10.41 psf a month in 2026Q3, with the middle half of leases between $10.09 and $11.47. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Bedok Road

Street level · 2026Q3

25th pct

$10.09

$108.66 psm

Median

$10.41

$112.03 psm

75th pct

$11.47

$123.42 psm

S$ per sq ft per month · median -6.8% on a year earlier

2022Q3 · $88.15 psm2026Q3 · $112.03 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 Bedok Market Place

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 Bedok Market Place

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

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 3 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 Bedok Market Place?

Key takeawayURA has approved 14 changes of use at Bedok Market Place since 2000, most recently in 2025, and refused 2. 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.

23 Dec 2025ApprovedFloor 1
Change of use to amusement centre
Proposed change of use of unit #01-XX to amusement centre (for claw machines)
17 Jan 2025Renewed
Change of use
Continued use of the existing toilet within bedok shopping complex as part mcst office and part commercial office at the 1st storey open car park
14 Mar 2024ApprovedFloor 1
Change of use to office
Proposed change of use of shop unit #01-XX to office
1 Aug 2023RenewedFloor 1
Continued use as amusement centre
Continued use of part of unit #01-XX as amusement centre
6 May 2023ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop (confectionery)
6 Dec 2021Renewed
Change of use
Continued use of the existing toilet within bedok shopping complex as part mcst office and part commercial office at the 1st storey open car park
22 Jul 2021ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of #01-XX to #01-XX to massage establishment
8 Oct 2020ApprovedFloor 1
Change of use to amusement centre
Proposed change of use of 1st storey premises at 290 bedok road and units #01-XX, #01-XX and #01-XX at 348 bedok road to amusement centre
23 Jul 2020ApprovedFloor 1
Change of use to amusement centre
Proposed change of use of part of unit #01-XX to amusement centre
8 Jul 2020RefusedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
24 Dec 2019Agency worksFloor 1
Change of use to shop
Lodgment for proposed use of unit #01-XX as shop
5 Sept 2019ApprovedFloor 1
Change of use to office
Proposed change of use of unit #01-XX to office at 348 bedok road

11 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).

What do commercial rents run near Bedok Market Place?

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 Bedok Market Place right now?

Key takeaway7 units are currently listed at Bedok Market Place. One row per unit; several agents often market the same unit.

For rent (7)

Bedok Market PlaceS$10k/mo · 900 sqft
Bedok Market PlaceS$10k/mo · 900 sqft
Bedok Market PlaceS$3k/mo · 258 sqft
Bedok Market Place2 agentsS$2k/mo · 142 sqft

Browse every listing at this building →

What is near Bedok Market Place?

Key takeawayThe nearest MRT/LRT is Tanah Merah MRT, about 506 m away.

Getting around

Tanah Merah MRT506 m · ~8 min

Amenities nearby

Cold Storage Singapore (1983) Pte Ltd · 34 mNyam Family Clinic · 50 mOpp Bedok Mkt Pl · 124 mPlace Of Worship · 185 mJln Chempaka Kuning Pg · 247 mEast Village · 261 mTanah Merah MRT Exit B · 554 mEducational Institution · 582 mChangi General Hospital · 1.1 kmBusiness Park - White · 1.5 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Bedok Market Place

Key takeawayThe nearest station is Tanah Merah (EW4), 506 m away — a moderately busy station, with about 34,000 taps in and out on an average weekday. 2 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 11% of retail buildings

nearest MRT/LRT Tanah Merah (EW4) 506 m, about 34,000 taps a weekday; bus stops within 400 m: 10, about 7,370 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 52,000 residents within 1 km (June 2026); 1 other mall 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)506 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 Bedok Market Place. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with 7,370 boardings and alightings on an average weekday.

Public car parks within 500 m

Upp Changi Rd - Bedok Rd Off St (URA)245 m
S$0.60 per half-hour at midday on a weekday · 48 car lots
Changi South Lane (URA)452 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 9 car lots

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

Who's registered at Bedok Market Place?

Key takeaway11 live companies (and LLPs and branches; sole proprietors are not counted) list Bedok Market Place as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
5
Wholesale and retail trade
3
Financial and insurance
2
Other services
1
Construction
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 Bedok Market Place

Where is Bedok Market Place?⌄

Bedok Market Place is at 348 Bedok Road, Singapore 469560, in the Bedok planning area.

What is Bedok Market Place zoned as?⌄

Bedok Market Place sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 1.4.

Have there been any recorded transactions at Bedok Market Place?⌄

No caveats have been lodged for Bedok Market Place 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 Bedok Market Place?⌄

Tanah Merah MRT is the closest, 506 m away (about a 8-minute walk).

How many businesses are registered at Bedok Market Place?⌄

19 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

Year of completion is not on record for this building. Building age cannot be stated.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

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.

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%).

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, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.