East Village
East Village is a commercial building in District 16 · Bedok, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 114 transactions are on record since 1995, most recently in Apr 2026. 55 units are currently listed for sale or rent. ACRA records 79 live company registrations at this address.
What are the key facts about East Village?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 1.4
- Tenure
- Freehold
- District / Area
- District 16 · Bedok
- Address
- 430 Upper Changi Road
- Land area
- 7,178 sqm
- Transactions on record
- 114 (records start 1995)
- Live listings
- 55
- ACRA registrations
- 79
About East Village
East Village is a mixed-use building in Bedok (District 16). It is located along Upper Changi Road, Singapore 487048.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 1.4.
The site is freehold. It occupies roughly 7,178 sqm of land with about 10,049 sqm of gross floor area.
114 transactions have been recorded here, at a median of S$4,950 psf. The most recent was in April 2026.
79 businesses are currently registered at this address with ACRA.
The nearest MRT is Tanah Merah MRT, 510 m away (about a 8-minute walk). The closest bus stop (Bedok Mkt Pl) is 131 m away (about a 2-minute walk).
What is East Village zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 1.4
What has East Village sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2026 | Retail | S$372k | 108 sqft | $3,452 |
| Sept 2025 | Retail | S$338k | 108 sqft | $3,137 |
| Jul 2025 | Retail | S$500k | 161 sqft | $3,097 |
| Sept 2024 | Retail | S$630k | 205 sqft | $3,080 |
| Jun 2024 | Office | S$530k | 151 sqft | $3,517 |
| Sept 2023 | Retail | S$573k | 205 sqft | $2,802 |
| Aug 2023 | Retail | S$556k | 226 sqft | $2,458 |
| Aug 2023 | Retail | S$290k | 108 sqft | $2,694 |
| May 2023 | Retail | S$508k | 205 sqft | $2,484 |
| Feb 2023 | Retail | S$710k | 248 sqft | $2,868 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Changi Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near East Village?
Indicative area yield — District 16 retail
An INDICATIVE AREA yield for District 16 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 16 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $102.38 | $117.39 | $122.73 |
| B1 & Below · 30 & Below | $286.98 | $356.37 | $453.40 |
| Level 1 · >30 - 100 | $170.33 | $215.78 | $265.07 |
| B1 & Below · >30 - 100 | $268.75 | $281.88 | $311.02 |
| Level 2 & 3 · >30 - 100 | $148.42 | $160.73 | $203.34 |
| B1 & Below · >100 - 300 | $74.49 | $124.26 | $175.29 |
| Level 1 · >100 - 300 | $224.50 | $262.39 | $278.09 |
| Level 2 & 3 · >100 - 300 | $119.67 | $132.31 | $133.04 |
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 East Village right now?
For sale (39)
- East VillageS$1.00M · 108 sqft
- East Village2 agentsS$777k · 108 sqft
- East Village2 agentsS$688k · 108 sqft
- East Village6 agentsS$750k · 183 sqft
For rent (16)
- East Village2 agentsS$5k/mo · 431 sqft
- East VillageS$3k/mo · 226 sqft
- East Village2 agentsS$2k/mo · 226 sqft
- East VillageS$3k/mo · 215 sqft
What is near East Village?
Getting around
- Tanah Merah MRT511 m · ~8 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at East Village?
- Live registrations
- 79
- Registered last 3 years
- 28
- Most common type
- Local Company
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.
Frequently asked questions about East Village
Where is East Village?⌄
East Village is at 430 Upper Changi Road, Singapore 487048, in the Bedok planning area.
What is East Village zoned as?⌄
East Village sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 1.4.
What is the tenure of East Village?⌄
East Village is freehold.
What have units at East Village sold for?⌄
Across 114 recorded transactions, the median price is S$4,950 psf. The latest was in April 2026.
What is the nearest MRT station to East Village?⌄
Tanah Merah MRT is the closest, 510 m away (about a 8-minute walk).
How many businesses are registered at East Village?⌄
79 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.
The facts are here — now get the verdict on East Village.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.
This development is also registered as the residential project East Village.