Frankel Estate
Frankel Estate is a commercial building in District 15 · Bedok, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Feb 2007. ACRA records 2 live company registrations at this address.
What are the key facts about Frankel Estate?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 15 · Bedok
- Address
- 46,46a Siglap Drive
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- Suburban
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 2
About Frankel Estate
Frankel Estate is a mixed-use estate in Bedok (District 15). It is located along Siglap Drive, Singapore 456171.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.
The site is freehold.
1 transaction has been recorded here, at a median of S$232 psf. The most recent was in February 2007.
The nearest MRT is Kembangan MRT, 952 m away (about a 15-minute walk). The closest bus stop (Bef Frankel Ave) is 103 m away (about a 2-minute walk).
What is Frankel Estate zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- Subject to Evaluation
URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.
What has Frankel Estate sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Feb 2007 | Shop House | S$856k | 3,681 sqft | $232 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Frankel Estate rent for?
Retail space — District 15 retail
Region band · 2026Q3S$ 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 Frankel Estate
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
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 Frankel Estate?
- 8 Sept 2026ApprovedChange of use to shop
Proposed change of use of 1st storey premises to shop (bakery)
- 13 Jul 2021RefusedChange of use to restaurant
Proposed change of use to restaurant
- 12 Jun 2017Agency worksChange of use to shop
Lodgment for proposed use of 1st storey premises as shop
- 25 Apr 2017RefusedChange of use to restaurant
Proposed change of use of the 1st storey premises to restaurant
- 9 Jul 2015ApprovedChange of use to office and ancillary juice preparation area
Proposed change of use of 1st storey premises to office and ancillary juice preparation area
- 25 Jun 2009ApprovedChange of use to confectionary
Proposed change of use of the 1st storey premises of 2-storey shophouse to confectionary
- 12 Mar 2009ApprovedChange of use to restaurant
Proposed change of use of the 1st storey premises of 2-storey shophouse to restaurant
- 28 Mar 2001ApprovedAdditions & alterations
Proposed retention of unauthorised additions and alterations to the existing 2-storey shophouse
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$54.50 per unit).
What do commercial rents run near Frankel Estate?
Indicative area yield — District 15 retail
An INDICATIVE AREA yield for District 15 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 15 ($ 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 Frankel Estate?
Getting around
- Kembangan MRT952 m · ~15 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.
Getting there and parking at Frankel Estate
nearest MRT/LRT Kembangan (EW6) 946 m, about 24,000 taps a weekday; bus stops within 400 m: 13, about 2,563 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 29,000 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)946 m · about 24,000 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 Frankel Estate. Transfers between lines don't tap, so interchanges read low.
Bus
13 bus stops within 400 m, with 2,563 boardings and alightings on an average weekday.
Who's registered at Frankel Estate?
- Accommodation and food services1
- Information and communications1
- Wholesale and retail trade0
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 Frankel Estate
Where is Frankel Estate?⌄
Frankel Estate is at 46,46A Siglap Drive, Singapore 456171, in the Bedok planning area.
What is Frankel Estate zoned as?⌄
Frankel Estate sits on land zoned residential with commercial at 1st storey under the URA Master Plan.
What is the tenure of Frankel Estate?⌄
Frankel Estate is freehold.
What have units at Frankel Estate sold for?⌄
Across 1 recorded transaction, the median price is S$232 psf. The latest was in February 2007.
What is the nearest MRT station to Frankel Estate?⌄
Kembangan MRT is the closest, 952 m away (about a 15-minute walk).
The facts are here — now get the verdict on Frankel Estate.
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.