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 with a gross plot ratio of 1.4. It is freehold. 1 transaction is on record since 1995, most recently in Nov 2009. 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
- 1.4
- Tenure
- Freehold
- District / Area
- District 15 · Bedok
- Address
- 81,81a Frankel Avenue
- Land area
- —
- Completed
- Not on record
- Storeys
- 2 (© OpenStreetMap contributors)
- 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 Frankel Avenue, Singapore 458209.
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.
1 transaction has been recorded here, at a median of S$981 psf. The most recent was in November 2009.
3 businesses are currently registered at this address with ACRA.
The nearest MRT is Kembangan MRT, 942 m away (about a 15-minute walk). The closest bus stop (Bef Roseburn Ave) is 58 m away (about a 1-minute walk).
What is Frankel Estate zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 1.4
What has Frankel Estate sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Nov 2009 | Shop House | S$2.13M | 2,167 sqft | $981 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Frankel Estate rent for?
Retail space on Frankel Avenue
Street level · 2026Q2S$ 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 · 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?
- 26 Feb 2020RefusedChange of use to office
Proposed change of use of the 2nd storey residential flat to office
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 MRT942 m · ~15 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at Frankel Estate
nearest MRT/LRT Marine Terrace (TE27) 897 m, about 13,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 1,643 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
- Marine Terrace (TE27)897 m · about 13,000 weekday taps
- Kembangan (EW6)934 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 1,643 boardings and alightings on an average weekday.
Who's registered at Frankel Estate?
- Manufacturing1
- Financial and insurance1
- Wholesale and retail trade0
- Construction0
- Administrative and support services0
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 81,81A Frankel Avenue, Singapore 458209, 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 1 recorded transaction, the median price is S$981 psf. The latest was in November 2009.
What is the nearest MRT station to Frankel Estate?⌄
Kembangan MRT is the closest, 942 m away (about a 15-minute walk).
How many businesses are registered at Frankel Estate?⌄
3 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 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.