CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 15 · Bedok

Fenara Court

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2010

Quick Summary

Fenara Court is a commercial building in District 15 · Bedok, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 2 transactions are on record since 1995, most recently in Apr 2010. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on Fenara Court.

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What are the key facts about Fenara Court?

Key takeawayFenara Court is a commercial building in District 15 · Bedok, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Freehold
District / Area: District 15 · Bedok
Address: 3 Jalan Wakaff
Land area: 635 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 7
Managing agent: SMART PROPERTY MANAGEMENT (SINGAPORE) PTE LTD
Strata formed: 2000 (MCST 2499)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 5

About Fenara Court

Fenara Court is a mixed-use building in Bedok (District 15). It is located along Jalan Wakaff, Singapore 428233.

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

The site is freehold. It occupies roughly 635 sqm of land with about 889 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$408 psf. The most recent was in April 2010.

5 businesses are currently registered at this address with ACRA.

The nearest MRT is Kembangan MRT, 309 m away (about a 5-minute walk). The closest bus stop (Mjd Kassim) is 64 m away (about a 1-minute walk).

What is Fenara Court zoned as?

Key takeawayFenara Court 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 Fenara Court sold for?

Key takeaway2 transactions are on record since 1995, most recently in Apr 2010 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2010	Retail	S$1.90M	3,466 sqft	$548
Mar 2002	Retail	S$933k	3,466 sqft	$269

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 Fenara Court rent for?

Key takeawayNo street- or building-level rent is published here. Across District 15 retail, retail space rented at a median of $9.14 psf a month in 2026Q3, with the middle half of leases between $7.55 and $14.01. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 Fenara Court

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 Fenara Court?

Key takeawayURA has approved 1 change of use at Fenara Court since 2000, most recently in 2004. 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.

27 Sept 2004ApprovedFloor 1
Change of use to students care centre
Proposed change of use of shop unit #01-XX on the 1st storey & basement, to students care centre

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 Fenara Court?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 Fenara Court?

Key takeawayThe nearest MRT/LRT is Kembangan MRT, about 309 m away — and 1 competing retail premises operate nearby.

Getting around

Kembangan MRT309 m · ~5 min

Amenities nearby

Hotel · 9 mPlace Of Worship · 52 mAlami Clinic by Dr Farhan · 57 mMjd Kassim · 64 mKembangan MRT Exit A · 297 mEducational Institution · 358 mTelok Kurau Pk · 444 mParkway East Hospital · 509 mKampong Kembangan Community Club · 527 mEunos Polyclinic · 683 m

Competing premises nearby

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

Blk 4A Eunos Crescent · 864 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Fenara Court

Key takeawayThe nearest station is Kembangan (EW6), 297 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 11 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 18% of retail buildings

nearest MRT/LRT Kembangan (EW6) 297 m, about 24,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 13,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 35,000 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

Kembangan (EW6)297 m · about 24,000 weekday taps
Eunos (EW7)963 m · about 31,000 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 Fenara Court. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 13,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Changi Road Area (URA)60 m
season S$90/month
Lor Mydin Off St (URA)73 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Changi Rd - Jln Wakaff Off St (URA)118 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Lor Mydin (URA)126 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Service Rd (Jln Masjid ) (URA)138 m
S$0.60 per half-hour at midday on a weekday · 8 car lots

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

Who's registered at Fenara Court?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list Fenara Court as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
2
Administrative and support services
2
Professional, scientific and technical services
1
Construction
0
Wholesale and retail trade
0
Accommodation and food services
0
Information and communications
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 Fenara Court

Where is Fenara Court?⌄

Fenara Court is at 3 Jalan Wakaff, Singapore 428233, in the Bedok planning area.

What is Fenara Court zoned as?⌄

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

What is the tenure of Fenara Court?⌄

Fenara Court is freehold.

What have units at Fenara Court sold for?⌄

Across 2 recorded transactions, the median price is S$408 psf. The latest was in April 2010.

What is the nearest MRT station to Fenara Court?⌄

Kembangan MRT is the closest, 309 m away (about a 5-minute walk).

How many businesses are registered at Fenara Court?⌄

5 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 Fenara Court.

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.

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.

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.