CommercialRESIDENTIALFreeholdDistrict 15 · Bedok

Ocean Park

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2025

Quick Summary

Ocean Park is a commercial building in District 15 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is freehold. 11 transactions are on record since 1995, at a median S$1,429 psf, most recently in Nov 2025. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on Ocean Park.

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What are the key facts about Ocean Park?

Key takeawayOcean Park is a commercial building in District 15 · Bedok, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Freehold
District / Area: District 15 · Bedok
Address: 520 East Coast Road
Land area: 27,715 sqm
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 298
Managing agent: A4 INTERNATIONAL PTE LTD
Strata formed: 1985 (MCST 0978)
Submarket: Suburban
Units with a recorded sale: At least 5
Transactions on record: 11 (records start 1995)
Live listings: None
ACRA registrations: 6

About Ocean Park

Ocean Park is a mixed-use building in Bedok (District 15). It is located along East Coast Road, Singapore 458965.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is freehold. It occupies roughly 27,715 sqm of land with about 77,602 sqm of gross floor area.

11 transactions have been recorded here, at a median of S$1,429 psf. The most recent was in November 2025.

8 businesses are currently registered at this address with ACRA.

The nearest MRT is Marine Terrace MRT, 532 m away (about a 8-minute walk). The closest bus stop (Aft Dunbar Wk) is 65 m away (about a 1-minute walk).

What is Ocean Park zoned as?

Key takeawayOcean Park sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has Ocean Park sold for?

Key takeawayAcross 11 recorded transactions since 1995, the median price is about S$555k, most recently in Nov 2025.

Date	Use	Price	Area	PSF
Nov 2025	Retail	S$1.07M	388 sqft	$2,761
Oct 2015	Retail	S$600k	388 sqft	$1,548
Dec 2010	Retail	S$580k	388 sqft	$1,497
Mar 2007	Retail	S$550k	420 sqft	$1,310
Sept 2006	Retail	S$375k	420 sqft	$893
Dec 2005	Retail	S$446k	420 sqft	$1,061
Sept 2005	Retail	S$416k	388 sqft	$1,074
Jun 2002	Retail	S$410k	420 sqft	$977
Jun 1997	Retail	S$555k	388 sqft	$1,432
Apr 1997	Retail	S$600k	420 sqft	$1,429

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 Ocean Park rent for?

Key takeawayNo rent is published for Ocean Park itself. On its street, East Coast Road, retail space rented at a median of $7.27 psf a month in 2026Q3, with the middle half of leases between $6.12 and $8.89. That is not this building's own rent, and never a quote for a particular unit.

Retail space on East Coast Road

Street level · 2026Q3

25th pct

$6.12

$65.83 psm

Median

$7.27

$78.30 psm

75th pct

$8.89

$95.67 psm

S$ per sq ft per month · median -0.8% on a year earlier

2023Q4 · $104.91 psm2026Q3 · $78.30 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).

Office space on East Coast Road

Street level · 2026Q2

25th pct

$5.54

$59.60 psm

Median

$5.95

$64.09 psm

75th pct

$6.36

$68.48 psm

S$ per sq ft per month · median +3.3% on a year earlier

2023Q3 · $60.00 psm2026Q2 · $64.09 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (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 Ocean Park

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 Ocean Park?

Key takeawayURA has approved 6 changes of use at Ocean Park since 2000, most recently in 2012, 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.

17 May 2022RenewedFloor 1
Continued use as cafe
Continued use of the 1st storey shop unit #01-XX as cafe
8 May 2019RenewedFloor 1
Continued use as cafe
Continued use of the 1st storey shop unit #01-XX as cafe
13 Dec 2017RefusedFloor 1
Change of use to restaurant
Proposed change of use of shop unit #01-XX to restaurant
17 May 2016RenewedFloor 1
Continued use as cafe
Continued use of the 1st storey shop unit #01-XX as cafe
29 Oct 2015RenewedFloor 1
Continued use as restaurant
Continued use of the 1st storey shop unit #01-XX as restaurant
8 May 2013RenewedFloor 1
Continued use as cafe
Continued use of the 1st storey shop unit #01-XX as cafe at the existing 3-storey shop/flat building within the ocean park condominium development
2 Nov 2012ApprovedFloor 1
Change of use to restaurant
Proposed change of use of the 1st storey shop unit #01-XX to restaurant
29 Oct 2007ApprovedFloor 1
Change of use to restaurant
Proposed change of use of the 1st storey shop unit #01-XX to a restaurant (cafe)
13 Apr 2007ApprovedFloor 1
Change of use to cafe
Proposed change of use of the 1st storey shop unit #01-XX of the 3-storey shop/flat building within the ocean park condominium development, to a cafe
21 Sept 2006ApprovedFloor 1
Change of use to confectionery
Proposed change of use of the 1st storey shop unit #01-XX of the 3-storey shop/flat building within the ocean park condominium developmnent, to confectionery
19 Mar 2002ApprovedFloor 1
Change of use: internet cafe → pet shop
Change of use of unit #01-XX from internet cafe to pet shop
10 Apr 2000ApprovedFloor 1
Change of use to internet office-cum-snack bar
Proposed change of use of 1st storey car trading office(units #01-XX) to internet office-cum-snack bar at oranda block

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 East Coast Road price?

Key takeawayAcross 21 strata sales on East Coast Road in the last 5 years, the median is $2,596 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,596

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

What do commercial rents run near Ocean Park?

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 Ocean Park?

Key takeawayThe nearest MRT/LRT is Marine Terrace MRT, about 532 m away — and 1 competing retail premises operate nearby.

Getting around

Marine Terrace MRT532 m · ~8 min

Amenities nearby

Aft Dunbar Wk · 65 mEducational Institution · 133 mJln Buloh Perindu Pg · 213 mPlace Of Worship · 214 mMarine Terrace MRT Exit 5 · 333 mLiang Clinic · 452 mParkway East Hospital · 1.2 kmBusiness Park · 1.3 km

Competing premises nearby

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

Blk 50A Marine Terrace · 573 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Ocean Park

Key takeawayThe nearest station is Marine Terrace (TE27), 333 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 6% of retail buildings

nearest MRT/LRT Marine Terrace (TE27) 333 m, about 13,000 taps a weekday; bus stops within 400 m: 9, about 7,443 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)333 m · about 13,000 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 Ocean Park. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with 7,443 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 51 Marine Terrace (HDB)455 m
S$0.60 per half-hour at midday on a weekday · 87 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Upp East Coast Rd Off St, 882 m away, S$90/month.

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

Who's registered at Ocean Park?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list Ocean Park as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
3
Accommodation and food services
1
Education
1
Other services
1
Professional, scientific and technical services
0
Manufacturing
0
Construction
0
Transportation and storage
0
Administrative and support services
0
Health and social 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 Ocean Park

Where is Ocean Park?⌄

Ocean Park is at 520 East Coast Road, Singapore 458965, in the Bedok planning area.

What is Ocean Park zoned as?⌄

Ocean Park sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Ocean Park?⌄

Ocean Park is freehold.

What have units at Ocean Park sold for?⌄

Across 11 recorded transactions, the median price is S$1,429 psf. The latest was in November 2025.

What is the nearest MRT station to Ocean Park?⌄

Marine Terrace MRT is the closest, 532 m away (about a 8-minute walk).

How many businesses are registered at Ocean Park?⌄

8 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.

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This development is also registered as the residential project Ocean Park.

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.

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, HDB car park information (data.gov.sg), 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.