CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 15 · Bedok

Goodwill Court

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2004

Quick Summary

Goodwill Court 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 3.0. It is freehold. 1 transaction is on record since 1995, most recently in Oct 2004. ACRA records 1 live company registration at this address.

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

Ask PropKaki

What are the key facts about Goodwill Court?

Key takeawayGoodwill Court 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: 3.0
Tenure: Freehold
District / Area: District 15 · Bedok
Address: 83 Upper East Coast Road
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 12
Managing agent: AMPM PROPERTY CONSULTANTS PTE LTD
Strata formed: 1984 (MCST 0744)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About Goodwill Court

Goodwill Court is a mixed-use building in Bedok (District 15). It is located along Upper East Coast Road, Singapore 455221.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold.

1 transaction has been recorded here, at a median of S$955 psf. The most recent was in October 2004.

1 business is currently registered at this address with ACRA.

The nearest MRT is Siglap MRT, 457 m away (about a 7-minute walk). The closest bus stop (Opp Goodwill Ct) is 54 m away (about a 1-minute walk).

What is Goodwill Court zoned as?

Key takeawayGoodwill Court sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Goodwill Court sold for?

Key takeaway1 transaction is on record since 1995, most recently in Oct 2004 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2004	Shop House	S$1.10M	1,152 sqft	$955

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 Goodwill Court rent for?

Key takeawayNo rent is published for Goodwill Court itself. On its street, Upper East Coast Road, retail space rented at a median of $10.08 psf a month in 2026Q1. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper East Coast Road

Street level · 2026Q1

25th pct

—

— psm

Median

$10.08

$108.49 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +11.6% on a year earlier

2023Q1 · $93.47 psm2026Q1 · $108.49 psm median

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 Goodwill 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 Goodwill Court?

Key takeawayURA has approved 5 changes of use at Goodwill Court since 2000, most recently in 2024, and refused 1. 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.

30 Aug 2024Approved
Change of use: massage establishment → shop
Proposed change of use of 1st storey from massage establishment to shop
2 Jan 2024Approved
Change of use to restaurant
Proposed change of use of the 1st storey and mezzanine floor to restaurant - goodwill court
10 Oct 2013Approved
Additions & alterations
Proposed amendment to add a new fire escape staircase to the approved retention of additions and alterations and continued used of the 1st storey commerical area as a car trading showroom-cum-office on lot 5562 &5563 mk 27 at no 87 upper east coast road, goodwill court (bedok planning area)
3 Apr 2013Approved
Additions & alterations
Proposed additions and alterations, retention of mezzanine floor and proposed change of use to the 1st storey and mezzanine floor to health centre (foot reflexology and body wellness: category 1 massage establishment with license by police ) at the existing intermediate 3-storey shophouse on lot 05562l mk27 at 83 upper east coast road
7 Jun 2012Approved
Change of use to lapse in 07-12-2012
Proposed change of use of the 1st storey and mezzanine floor (temporary permission to lapse in 07-12-2012) to health centre (foot reflexology and body wellness - category 1 massage establishment with licence by police)
7 Dec 2009Approved
Additions & alterations
Retention of mezzanine storey and proposed use of 1st storey and mezzanine storey to retail shop(pet food and accessories ) at the existing 3-storey building
19 Mar 2008Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
10 Sept 2007Approved
Additions & alterations
Retention of works involving mezzanine storey to the 1st storey of the existing 3-storey intermediate terraced shop-house
8 May 2006Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant - hno. 81
7 Apr 2006Approved
Additions & alterations
Extension of temporary permission for retention of additions/alterations and continued use of the 1st storey commercial area as a car trading showroom-cum-office (as depicted on approved plan (b) in dc94/1846-2 dated 26-08-2003)
22 Mar 2006Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
22 Apr 2004Approved
Change of use to eating house
Proposed change of use of the 1st storey shop to eating house

4 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 East Coast Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near Goodwill 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 Goodwill Court?

Key takeawayThe nearest MRT/LRT is Siglap MRT, about 457 m away — and 2 competing retail premisess operate nearby.

Getting around

Siglap MRT457 m · ~7 min

Amenities nearby

Opp Goodwill Ct · 54 mSiglap Linear Pk (Jln B'Wan-Upp Ec Rd) · 114 mC & K Family Clinic · 123 mEducational Institution · 278 mSiglap Community Centre · 327 mPlace Of Worship · 327 mSiglap MRT Exit 2 · 414 mBusiness Park · 1.2 km

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 298 mBedok Mall · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Goodwill Court

Key takeawayThe nearest station is Siglap (TE28), 414 m away — a quiet station, with 9,037 taps in and out on an average weekday. 3 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 3% of retail buildings

nearest MRT/LRT Siglap (TE28) 414 m, about 9,037 taps a weekday; bus stops within 400 m: 5, about 4,229 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 26,000 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

Siglap (TE28)414 m · 9,037 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 Goodwill Court. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 4,229 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Upp East C Oast Rd) (URA)133 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Upp East Coast Rd Off St (URA)222 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 128 car lots
East Coast Rd (Siglap Rd - Jln Jamal) (URA)362 m
S$0.60 per half-hour at midday on a weekday · 5 car lots

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

Who's registered at Goodwill Court?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Goodwill Court as their registered address. These are registered businesses, not who occupies the space.

Other services
1
Wholesale and retail trade
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 Goodwill Court

Where is Goodwill Court?⌄

Goodwill Court is at 83 Upper East Coast Road, Singapore 455221, in the Bedok planning area.

What is Goodwill Court zoned as?⌄

Goodwill Court sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Goodwill Court?⌄

Goodwill Court is freehold.

What have units at Goodwill Court sold for?⌄

Across 1 recorded transaction, the median price is S$955 psf. The latest was in October 2004.

What is the nearest MRT station to Goodwill Court?⌄

Siglap MRT is the closest, 457 m away (about a 7-minute walk).

How many businesses are registered at Goodwill Court?⌄

1 business is 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 Goodwill 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.

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 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, 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.