CommercialCOMMERCIAL & RESIDENTIALLeaseholdDistrict 16 · Bedok

Bedok Shopping Complex

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2008

Quick Summary

Bedok Shopping Complex 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. It is leasehold with roughly 11 years remaining. 3 transactions are on record since 1995, most recently in Jan 2008. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on Bedok Shopping Complex.

Ask PropKaki

What are the key facts about Bedok Shopping Complex?

Key takeawayBedok Shopping Complex is a commercial building in District 16 · Bedok, zoned COMMERCIAL & RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Leasehold
District / Area: District 16 · Bedok
Address: 338 Bedok Road
Land area: —
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 119
Managing agent: EXCELTEC PROPERTY MANAGEMENT PTE LTD
Strata formed: 1980 (MCST 0492)
Submarket: Suburban
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 2

About Bedok Shopping Complex

Bedok Shopping Complex is a mixed-use building in Bedok (District 16). It is located along Bedok Road, Singapore 469516.

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

The site is leasehold, with about 11 years remaining on the lease.

3 transactions have been recorded here, at a median of S$672 psf. The most recent was in January 2008.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Tanah Merah MRT, 492 m away (about a 8-minute walk). The closest bus stop (Opp Bedok Mkt Pl) is 66 m away (about a 1-minute walk).

What is Bedok Shopping Complex zoned as?

Key takeawayBedok Shopping Complex 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 has Bedok Shopping Complex sold for?

Key takeaway3 transactions are on record since 1995, most recently in Jan 2008 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2008	Retail	S$650k	893 sqft	$728
Feb 2004	Retail	S$550k	893 sqft	$616
Jun 1996	Retail	S$600k	893 sqft	$672

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 Bedok Shopping Complex rent for?

Key takeawayNo rent is published for Bedok Shopping Complex 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 Shopping Complex

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 Bedok Shopping Complex?

Key takeawayURA's planning decisions at Bedok Shopping Complex since 2000 are below. 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.

26 Jan 2024Renewed
Continued use as restaurant
Continued use of the two 1st storey premises as restaurant
14 Jan 2022Renewed
Continued use as restaurant
Continued use of the two 1st storey premises as restaurant
10 Mar 2020Approved
Additions & alterations
Proposed outdoor refreshment area and canopy fronting existing 2 storey shophouses on lot 05245n mk27 at 332 to 338 bedok road, bedok shopping complex, singapore 469505, 469508, 469512 & 469516
22 Feb 2019Renewed
Continued use as restaurant
Continued use of the two 1st storey premises as restaurant
4 Jan 2018Renewed
Continued use as restaurant
Continued use of the two 1st storey premises as restaurant
28 Dec 2016Renewed
Continued use as restaurant
Continued use of the two 1st storey premises as restaurant at 336 & 338 bedok road
10 Dec 2015Renewed
Continued use as restaurant
Continued use of the two 1st storey premises as restaurant at 336 & 338 bedok road
8 Dec 2014Renewed
Continued use as restaurant
Continued use of the two 1st storey premises as restaurant at 336 & 338 bedok road
30 Jul 2014Renewed
Continued use as restaurant
Continued use of the two 1st storey premises as restaurant at 336 & 338 bedok road
26 Jun 2014Refused
Continued use as restaurant
Continued use of the two 1st storey premises as restaurant at 336 & 338 bedok road

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 Shopping Complex?

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 Bedok Shopping Complex?

Key takeawayThe nearest MRT/LRT is Tanah Merah MRT, about 492 m away — and 2 competing retail premisess operate nearby.

Getting around

Tanah Merah MRT492 m · ~8 min

Amenities nearby

Opp Bedok Mkt Pl · 66 mOneHealth Medical Group · 84 mPlace Of Worship · 134 mTanah Merah Pg · 281 mTanah Merah MRT Exit B · 534 mEducational Institution · 616 mChangi General Hospital · 1.1 km

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 35 mEast Village · 203 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Bedok Shopping Complex

Key takeawayThe nearest station is Tanah Merah (EW4), 492 m away — a moderately busy station, with about 34,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 11% of retail buildings

nearest MRT/LRT Tanah Merah (EW4) 492 m, about 34,000 taps a weekday; bus stops within 400 m: 9, about 6,800 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 54,000 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)492 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 Shopping Complex. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with 6,800 boardings and alightings on an average weekday.

Public car parks within 500 m

Upp Changi Rd - Bedok Rd Off St (URA)189 m
S$0.60 per half-hour at midday on a weekday · 48 car lots

Nearest URA season parking: Changi South Lane, 506 m away, S$90/month.

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

Who's registered at Bedok Shopping Complex?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list Bedok Shopping Complex as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
1
Accommodation and food 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 Bedok Shopping Complex

Where is Bedok Shopping Complex?⌄

Bedok Shopping Complex is at 338 Bedok Road, Singapore 469516, in the Bedok planning area.

What is Bedok Shopping Complex zoned as?⌄

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

What is the tenure of Bedok Shopping Complex?⌄

Bedok Shopping Complex is leasehold. About 11 years remain on the lease.

What have units at Bedok Shopping Complex sold for?⌄

Across 3 recorded transactions, the median price is S$672 psf. The latest was in January 2008.

What is the nearest MRT station to Bedok Shopping Complex?⌄

Tanah Merah MRT is the closest, 492 m away (about a 8-minute walk).

How many businesses are registered at Bedok Shopping Complex?⌄

2 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 Bedok Shopping Complex.

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.

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.

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 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.