CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 16 · Bedok

East Village

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2026

Quick Summary

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. 115 transactions are on record since 1995, at a median S$4,950 psf, most recently in Aug 2026. 52 units are currently listed for sale or rent. ACRA records 44 live company registrations at this address.

The facts are here — now get the verdict on East Village.

Ask PropKaki

What are the key facts about East Village?

Key takeawayEast Village is a commercial building in District 16 · Bedok, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

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
Completed: 2014 (per EdgeProp listings)
Storeys: 4 (per CommercialGuru)
Developer: World Class Developments (Bedok) Pte Ltd (per CommercialGuru)
Total units (CommercialGuru's count): 108
Strata lots (whole development, MCST): 198
Strata formed: 2014 (MCST 4138)
Submarket: Suburban
Units with a recorded sale: At least 98
Transactions on record: 115 (records start 1995)
Live listings: 52
ACRA registrations: 44

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.

115 transactions have been recorded here, at a median of S$4,950 psf. The most recent was in August 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?

Key takeawayEast Village sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has East Village sold for?

Key takeawayAcross 115 recorded transactions since 1995, the median price is about S$802k, most recently in Aug 2026.

Date	Use	Price	Area	PSF
Aug 2026	Retail	S$663k	183 sqft	$3,622
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

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 East Village 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 East Village

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 East Village

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 14 units for rent; 38 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 4 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, 4 new listings appeared and 6 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 East Village?

Key takeawayURA has approved 24 changes of use at East Village since 2000, most recently in 2026, and refused 6. 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.

19 Aug 2026ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
28 Aug 2025RenewedFloor 1
Continued use as massage establishment
Continued use of unit #01-XX as massage establishment
30 Jun 2025ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop at east village
27 Mar 2025ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit#01-XX, #01-XX and #01-XX of east village to gym/fitness centre
27 Feb 2025ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
24 Jan 2025ApprovedFloor 1
Change of use to pet grooming
Proposed change of use of shop unit #01-XX to pet grooming
21 Nov 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
23 May 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
8 Nov 2023RenewedFloor 1
Continued use as amusement centre
Continued use of unit #01-XX as amusement centre
8 Nov 2023ApprovedFloor 1
Change of use to pet shop and pet grooming
Proposed change of use of shop unit #01-XX to pet shop and pet grooming
17 Aug 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
21 Jun 2023Approved
Change of use to takeaway foodshop
Proposed change of use of unit #01 19 to takeaway foodshop

22 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).

How does Upper Changi Road price?

Key takeawayAcross 12 strata sales on Upper Changi Road in the last 5 years, the median is $3,089 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,089

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near East Village?

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 East Village right now?

Key takeaway52 units are currently listed at East Village — 38 for sale and 14 for rent. One row per unit; several agents often market the same unit.

For sale (38)

East VillageS$1.40M · 301 sqft
East Village2 agentsS$1.10M · 215 sqft
East VillageS$1.14M · 204 sqft
East VillageS$700k · 205 sqft

For rent (14)

East VillageS$3k/mo · 215 sqft
East VillageS$5k/mo · 420 sqft
East VillageS$1k/mo · 108 sqft
East VillageS$1k/mo · 108 sqft

Browse every listing at this building →

What is near East Village?

Key takeawayThe nearest MRT/LRT is Tanah Merah MRT, about 511 m away — and 2 competing retail premisess operate nearby.

Getting around

Tanah Merah MRT511 m · ~8 min

Amenities nearby

Place Of Worship · 40 mPaddington Medical Clinic · 48 mBedok Mkt Pl · 131 mJln Pari Burong Pg · 244 mEducational Institution · 422 mTanah Merah MRT Exit B · 527 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 · 0 mBlk 85 Bedok North Street 4 · 827 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at East Village

Key takeawayThe nearest station is Tanah Merah (EW4), 511 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) 511 m, about 34,000 taps a weekday; bus stops within 400 m: 5, about 4,360 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 59,000 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)511 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 East Village. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 4,360 boardings and alightings on an average weekday.

Public car parks within 500 m

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

Nearest URA season parking: Changi South Lane, 695 m away, S$90/month.

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

Who's registered at East Village?

Key takeaway44 live companies (and LLPs and branches; sole proprietors are not counted) list East Village as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
16
Wholesale and retail trade
9
Other services
6
Professional, scientific and technical services
4
Information and communications
3
Administrative and support services
3
Transportation and storage
1
Health and social services
1
Arts, entertainment and recreation
1
Manufacturing
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 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 115 recorded transactions, the median price is S$4,950 psf. The latest was in August 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.

For agents · in the PropKaki app

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This development is also registered as the residential project East Village.

Read the figures right

Completion year: as EdgeProp listings states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Storeys: CommercialGuru's floor count, not checked against an official record.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

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.

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.

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 EdgeProp listings, CommercialGuru, 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.