CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 14 · Bedok

Kembangan Court

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2021

Quick Summary

Kembangan Court is a commercial building in District 14 · 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. 15 transactions are on record since 1995, at a median S$1,010 psf, most recently in Oct 2021. 5 units are currently listed for sale or rent. ACRA records 17 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Kembangan Court?

Key takeawayKembangan Court is a commercial building in District 14 · 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 14 · Bedok
Address: 5 Jalan Masjid
Land area: 2,200 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 45
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 1996 (MCST 2035)
Submarket: Suburban
Units with a recorded sale: At least 11
Transactions on record: 15 (records start 1995)
Live listings: 5
ACRA registrations: 17

About Kembangan Court

Kembangan Court is a mixed-use building in Bedok (District 14). It is located along Jalan Masjid, Singapore 418924.

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. It occupies roughly 2,200 sqm of land with about 6,089 sqm of gross floor area.

15 transactions have been recorded here, at a median of S$1,010 psf. The most recent was in October 2021.

20 businesses are currently registered at this address with ACRA.

The nearest MRT is Kembangan MRT, 174 m away (about a 3-minute walk). The closest bus stop (Mjd Kassim) is 82 m away (about a 1-minute walk).

What is Kembangan Court zoned as?

Key takeawayKembangan 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 Kembangan Court sold for?

Key takeawayAcross 15 recorded transactions since 1995, the median price is about S$1.02M, most recently in Oct 2021.

Date	Use	Price	Area	PSF
Oct 2021	Retail	S$1.02M	506 sqft	$2,026
Jan 2014	Retail	S$1.20M	603 sqft	$1,991
Mar 2013	Retail	S$1.35M	710 sqft	$1,900
Dec 2012	Retail	S$980k	678 sqft	$1,445
Aug 2011	Retail	S$880k	710 sqft	$1,239
May 2011	Retail	S$1.00M	990 sqft	$1,010
May 2011	Retail	S$1.00M	990 sqft	$1,010
Jul 2010	Retail	S$600k	678 sqft	$885
Nov 2006	Retail	S$838k	1,324 sqft	$633
Oct 2006	Retail	S$2.30M	4,413 sqft	$521

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 Kembangan Court rent for?

Key takeawayNo rent is published for Kembangan Court itself. On its street, Jalan Masjid, retail space rented at a median of $9.03 psf a month in 2026Q3, with the middle half of leases between $8.13 and $9.10. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Jalan Masjid

Street level · 2026Q3

25th pct

$8.13

$87.46 psm

Median

$9.03

$97.24 psm

75th pct

$9.10

$97.97 psm

S$ per sq ft per month

2023Q1 · $81.25 psm2026Q3 · $97.24 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 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 Kembangan 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.

How fast units move at Kembangan Court

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent; 3 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Kembangan Court?

Key takeawayURA has approved 12 changes of use at Kembangan Court since 2000, most recently in 2026. 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.

12 Aug 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
20 Jul 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
11 Jun 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
17 Dec 2025Approved
Additions & alterations
Proposed amendment to approved additions and alterations to the 4-storey shops/flats building with 2 basements on lot 05029c mk23 at 5 jalan masjid (bedok planning area)
17 Jun 2025Approved
Additions & alterations
Proposed additions and alterations on 1st storey to the approved 4-storey shops/flats building with 2 basements on lot 05029c mk23 at 5 jalan masjid (bedok planning area)
9 Sept 2021ApprovedFloor 1
Change of use to commercial school
Proposed change of use of #01-XX of kembangan court to commercial school
5 Aug 2021ApprovedFloor 1
Change of use to commercial school
Proposed change of use of #01-XX of kembangan court to commercial school
3 Mar 2021ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
21 Oct 2020ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at 5 jalan masjid
13 Apr 2011ApprovedFloor 1
Change of use to health centre
Proposed change of use of the 1st storey premises at unit #01-XX to health centre
30 Mar 2001ApprovedFloor 1
Change of use: fitness centre → shop
Proposed change of use of unit #01-XX from fitness centre to shop
31 Jan 2001ApprovedFloor 1
Change of use: bar → karaoke lounge cum nightclub
Proposed change of use of 1st storey unit #01-XX from bar to karaoke lounge cum nightclub

2 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 Jalan Masjid 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 Kembangan 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 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 available at Kembangan Court right now?

Key takeaway5 units are currently listed at Kembangan Court — 3 for sale and 2 for rent. One row per unit; several agents often market the same unit.

For sale (3)

Kembangan Court2 agentsS$1.99M · 678 sqft
Kembangan Court2 agentsS$1.79M · 603 sqft
Kembangan Court4 agentsS$11.00M · 5,737 sqft

For rent (2)

Ground-Floor Tuition Centre | Right Opposite Kembangan MRT3 agentsS$4k/mo · 506 sqft
Kembangan CourtS$3k/mo · 500 sqft

Browse every listing at this building →

What is near Kembangan Court?

Key takeawayThe nearest MRT/LRT is Kembangan MRT, about 174 m away — and 2 competing retail premisess operate nearby.

Getting around

Kembangan MRT174 m · ~3 min

Amenities nearby

Jinmin Clinic · 66 mMjd Kassim · 82 mPlace Of Worship · 83 mHotel · 107 mKembangan MRT Exit A · 162 mKampong Kembangan Community Club · 396 mEducational Institution · 489 mParkway East Hospital · 639 mEunos Polyclinic · 767 mBusiness Park · 864 m

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 · 476 mBlk 4A Eunos Crescent · 896 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Kembangan Court

Key takeawayThe nearest station is Kembangan (EW6), 162 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 12 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 28% of retail buildings

nearest MRT/LRT Kembangan (EW6) 162 m, about 24,000 taps a weekday; bus stops within 400 m: 10, about 17,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 36,000 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)162 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 Kembangan Court. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Masjid (URA)20 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Service Rd (Jln Masjid ) (URA)38 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Lor Mydin Off St (URA)68 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Lor Mydin (URA)76 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Changi Road Area (URA)138 m
season S$90/month

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

Who's registered at Kembangan Court?

Key takeaway17 live companies (and LLPs and branches; sole proprietors are not counted) list Kembangan Court as their registered address. These are registered businesses, not who occupies the space.

Education
6
Wholesale and retail trade
4
Administrative and support services
3
Construction
2
Financial and insurance
1
Professional, scientific and technical services
1
Information and communications
0
Manufacturing
0
Accommodation and food services
0
Other 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Kembangan Court

Where is Kembangan Court?⌄

Kembangan Court is at 5 Jalan Masjid, Singapore 418924, in the Bedok planning area.

What is Kembangan Court zoned as?⌄

Kembangan 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 Kembangan Court?⌄

Kembangan Court is freehold.

What have units at Kembangan Court sold for?⌄

Across 15 recorded transactions, the median price is S$1,010 psf. The latest was in October 2021.

What is the nearest MRT station to Kembangan Court?⌄

Kembangan MRT is the closest, 174 m away (about a 3-minute walk).

How many businesses are registered at Kembangan Court?⌄

20 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.

For agents · in the PropKaki app

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

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Kembangan Court — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

This development is also registered as the residential project Kembangan 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.