CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 15 · Bedok

Frankel Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2010

Quick Summary

Frankel Estate is a commercial building in District 15 · 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. 2 transactions are on record since 1995, most recently in Aug 2010. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Frankel Estate.

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What are the key facts about Frankel Estate?

Key takeawayFrankel Estate is a commercial building in District 15 · 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 15 · Bedok
Address: 97,97a Frankel Avenue
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: Suburban
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

About Frankel Estate

Frankel Estate is a mixed-use estate in Bedok (District 15). It is located along Frankel Avenue, Singapore 458222.

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.

2 transactions have been recorded here, at a median of S$893 psf. The most recent was in August 2010.

The nearest MRT is Kembangan MRT, 992 m away (about a 16-minute walk). The closest bus stop (Aft Siglap Dr) is 24 m away (about a 0-minute walk).

What is Frankel Estate zoned as?

Key takeawayFrankel Estate 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 Frankel Estate sold for?

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

Date	Use	Price	Area	PSF
Aug 2010	Shop House	S$3.05M	2,268 sqft	$1,345
Aug 2000	Shop House	S$1.00M	2,268 sqft	$441

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?

Key takeawayNo rent is published for Frankel Estate itself. On its street, Frankel Avenue, retail space rented at a median of $7.37 psf a month in 2026Q2, with the middle half of leases between $6.85 and $8.31. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Frankel Avenue

Street level · 2026Q2

25th pct

$6.85

$73.70 psm

Median

$7.37

$79.36 psm

75th pct

$8.31

$89.43 psm

S$ per sq ft per month

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 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 Frankel Estate

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 Frankel Estate?

Key takeawayURA has approved 4 changes of use at Frankel Estate since 2000, most recently in 2022. 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.

21 Aug 2024Renewed
Continued use as restaurant
Continued use of 1st storey as restaurant
2 Nov 2022Approved
Change of use to restaurant
Proposed change of use of the first storey premises to restaurant
30 Sept 2020Renewed
Continued use as takeaway foodshop with off-site culinary services
Continued use of 1st storey premises as takeaway foodshop with off-site culinary services
10 Sept 2018Approved
Change of use to takeaway foodshop with off-site culinary services
Proposed change of use of 1st storey premises to takeaway foodshop with off-site culinary services
21 Oct 2016Approved
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant
17 Aug 2015Renewed
Continued use as cafe cum bakery
Continued use of the 1st storey premises as cafe cum bakery
17 May 2013Renewed
Continued use as cafe cum bakery
Continued use of the 1st storey premises as cafe cum bakery
6 Jun 2011Renewed
Continued use as cafe cum bakery
Continued use of the 1st storey premises as cafe cum bakery
26 Jun 2009Renewed
Continued use as cafe cum bakery
Continued use of the 1st storey premises as cafe cum bakery
15 May 2007Renewed
Continued use as cafe cum bakery
Continued use of the 1st storey premises as cafe cum bakery
6 Jun 2006Approved
Change of use to cafe cum barkery
Retention of use of the 1st storey premises as cafe cum barkery

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?

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 Frankel Estate?

Key takeawayThe nearest MRT/LRT is Kembangan MRT, about 992 m away.

Getting around

Kembangan MRT992 m · ~16 min

Amenities nearby

Aft Siglap Dr · 24 mPlace Of Worship · 210 mEducational Institution · 216 mYarrow Park · 252 mLiang Clinic · 433 mBusiness Park · 773 mMarine Terrace MRT Exit 5 · 855 mHotel · 928 mParkway East Hospital · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Frankel Estate

Key takeawayThe nearest station is Marine Terrace (TE27), 855 m away — a quiet station, with about 13,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 3% of retail buildings

nearest MRT/LRT Marine Terrace (TE27) 855 m, about 13,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 1,700 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 28,000 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

Marine Terrace (TE27)855 m · about 13,000 weekday taps
Kembangan (EW6)984 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

9 bus stops within 400 m, with 1,700 boardings and alightings on an average weekday.

Public car parks within 500 m

East Coast Rd (Frankel Ave - Siglap Rd) (URA)476 m
S$0.60 per half-hour at midday on a weekday · 6 car lots

Nearest URA season parking: Upp East Coast Rd Off St, 801 m away, S$90/month.

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

Who's registered at Frankel Estate?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Frankel Estate as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
Accommodation and food services
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. ACRA, as of 2026-09-16.

Frequently asked questions about Frankel Estate

Where is Frankel Estate?⌄

Frankel Estate is at 97,97A Frankel Avenue, Singapore 458222, 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, with a gross plot ratio of 1.4.

What is the tenure of Frankel Estate?⌄

Frankel Estate is freehold.

What have units at Frankel Estate sold for?⌄

Across 2 recorded transactions, the median price is S$893 psf. The latest was in August 2010.

What is the nearest MRT station to Frankel Estate?⌄

Kembangan MRT is the closest, 992 m away (about a 16-minute walk).

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.