CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 14 · Bedok

Kembangan Plaza

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2025

Quick Summary

Kembangan Plaza is a commercial building in District 14 · Bedok, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. It is freehold. 24 transactions are on record since 1995, at a median S$1,304 psf, most recently in Nov 2025. 8 units are currently listed for sale or rent. ACRA records 53 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Kembangan Plaza?

Key takeawayKembangan Plaza is a commercial building in District 14 · Bedok, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 14 · Bedok
Address: 18 Jalan Masjid
Land area: 2,348 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 47
Managing agent: MELANA INTERNATIONAL PTE LTD
Strata formed: 1996 (MCST 1936)
Submarket: Suburban
Units with a recorded sale: At least 16
Transactions on record: 24 (records start 1995)
Live listings: 8
ACRA registrations: 53

About Kembangan Plaza

Kembangan Plaza is a mixed-use building in Bedok (District 14). It is located along Jalan Masjid, Singapore 418944.

Under the URA Master Plan it sits on land zoned commercial & residential.

The site is freehold. It occupies roughly 2,348 sqm of land.

24 transactions have been recorded here, at a median of S$1,304 psf. The most recent was in November 2025.

58 businesses are currently registered at this address with ACRA.

The nearest MRT is Kembangan MRT, 81 m away (about a 1-minute walk). The closest bus stop (Kembangan Stn) is 100 m away (about a 2-minute walk).

What is Kembangan Plaza zoned as?

Key takeawayKembangan Plaza sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
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 Do not quote a plot ratio, and do not compute buildable GFA from it.

BCA-verified envelope: built 3,661 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Kembangan Plaza sold for?

Key takeawayAcross 24 recorded transactions since 1995, the median price is about S$1.01M, most recently in Nov 2025.

Date	Use	Price	Area	PSF
Nov 2025	Retail	S$3.80M	1,163 sqft	$3,269
Aug 2025	Retail	S$1.10M	398 sqft	$2,762
Mar 2024	Retail	S$3.00M	1,206 sqft	$2,488
Mar 2023	Retail	S$2.05M	775 sqft	$2,645
Nov 2019	Retail	S$1.00M	398 sqft	$2,511
Jun 2014	Office	S$2.00M	1,346 sqft	$1,486
Mar 2014	Retail	S$3.10M	2,357 sqft	$1,315
Aug 2011	Retail	S$1.31M	1,313 sqft	$998
Jul 2009	Retail	S$490k	646 sqft	$759
May 2007	Office	S$986k	1,130 sqft	$872

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 Plaza rent for?

Key takeawayNo rent is published for Kembangan Plaza 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 Plaza

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban (all grades): Rent S$6.48 psf/mth · Vacancy 2.8% · Planned / under construction 0.46m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Plaza

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 7 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 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, 2 new listings appeared and 1 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 Plaza?

Key takeawayURA has approved 16 changes of use at Kembangan Plaza since 2000, most recently in 2026, 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 Apr 2026Agency worksFloor 1
Change of use to commercial school
Lodgment for proposed use of unit #01-XX as commercial school
18 Apr 2023ApprovedFloor 2
Change of use to medical clinic
Proposed change of use of unit #02-XX to medical clinic
24 Mar 2023ApprovedFloor B1
Change of use to shop
Proposed change of use of #B1-XX to shop (podiatry clinic)
15 Nov 2022Agency worksFloors B1, 1
Change of use to gym/fitness centre
Lodgment for proposed use of units #B1-XX & #01-XX as gym/fitness centre
8 Jul 2022RefusedFloor B1
Change of use to massage establishment
Proposed change of use of #B1-XX to massage establishment
17 May 2022Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
14 Dec 2021ApprovedFloor B1
Change of use to commercial school
Proposed change of use of #B1-XX to commercial school
25 Aug 2020Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
18 Mar 2019Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
1 Jun 2017ApprovedFloor 2
Change of use to fitness centre
Proposed change of use of shop unit #02-XX to fitness centre (yoga)
15 Mar 2016Agency worksFloor B1
Change of use to office or commercial school
Lodgment for proposed use of unit #B1-XX as office or commercial school
11 Dec 2015Agency worksFloor 2
Change of use to office or commercial school
Lodgment for proposed use of unit #02-XX as office or commercial school

5 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 Plaza?

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 Plaza right now?

Key takeaway8 units are currently listed at Kembangan Plaza — 7 for sale and 1 for rent. One row per unit; several agents often market the same unit.

For sale (7)

Kembangan PlazaS$3.01M · 1,346 sqft
Kembangan Plaza2 agentsS$3.60M · 1,313 sqft
Kembangan Plaza2 agentsS$3.10M · 1,345 sqft
Rare freehold building at Kembangan for sale Comm / ResiS$17.00M · 10,150 sqft

For rent (1)

Kembangan Plaza2 agentsS$8k/mo · 818 sqft

Browse every listing at this building →

What is near Kembangan Plaza?

Key takeawayThe nearest MRT/LRT is Kembangan MRT, about 81 m away — and 2 competing retail premisess operate nearby.

Getting around

Kembangan MRT81 m · ~1 min

Amenities nearby

Kembangan MRT Exit A · 69 mKembangan Stn · 100 mJinmin Clinic · 156 mPlace Of Worship · 158 mHotel · 200 mKampong Kembangan Community Club · 309 mEducational Institution · 478 mParkway East Hospital · 730 mBusiness Park · 805 mEunos Polyclinic · 835 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 · 416 mBlk 4A Eunos Crescent · 933 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Kembangan Plaza

Key takeawayThe nearest station is Kembangan (EW6), 69 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 13 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 13% of office buildings

nearest MRT/LRT Kembangan (EW6) 69 m, about 24,000 taps a weekday; bus stops within 400 m: 11, about 17,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 37,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Kembangan (EW6)69 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 Plaza. Transfers between lines don't tap, so interchanges read low.

Bus

11 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)75 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Service Rd (Jln Masjid ) (URA)103 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Lor Mydin (URA)143 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Lor Mydin Off St (URA)160 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Changi Road Area (URA)226 m
season S$90/month

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

Who's registered at Kembangan Plaza?

Key takeaway53 live companies (and LLPs and branches; sole proprietors are not counted) list Kembangan Plaza as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
18
Education
10
Health and social services
5
Professional, scientific and technical services
4
Financial and insurance
4
Information and communications
3
Administrative and support services
3
Accommodation and food services
2
Construction
1
Other services
1

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. Most registrations here are dead: this is a registered-office address (corporate secretaries), so the count says nothing about how busy the building is. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

What is Kembangan Plaza's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 263 kWh/m²·yr

Frequently asked questions about Kembangan Plaza

Where is Kembangan Plaza?⌄

Kembangan Plaza is at 18 Jalan Masjid, Singapore 418944, in the Bedok planning area.

What is Kembangan Plaza zoned as?⌄

Kembangan Plaza sits on land zoned commercial & residential under the URA Master Plan.

What is the tenure of Kembangan Plaza?⌄

Kembangan Plaza is freehold.

What have units at Kembangan Plaza sold for?⌄

Across 24 recorded transactions, the median price is S$1,304 psf. The latest was in November 2025.

What is the nearest MRT station to Kembangan Plaza?⌄

Kembangan MRT is the closest, 81 m away (about a 1-minute walk).

How many businesses are registered at Kembangan Plaza?⌄

58 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 Plaza.

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 Plaza — 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 Plaza.

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.

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.