CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 15 · Bedok

Opera Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2002

Quick Summary

Opera Estate is a commercial building in District 15 · Bedok, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Nov 2002. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Opera Estate.

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What are the key facts about Opera Estate?

Key takeawayOpera Estate 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: Subject to Evaluation
Tenure: Freehold
District / Area: District 15 · Bedok
Address: 9,9a Swan Lake Avenue
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About Opera Estate

Opera Estate is a mixed-use estate in Bedok (District 15). It is located along Swan Lake Avenue, Singapore 455708.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

The site is freehold.

1 transaction has been recorded here, at a median of S$564 psf. The most recent was in November 2002.

1 business is currently registered at this address with ACRA.

The nearest MRT is Bedok MRT, 724 m away (about a 11-minute walk). The closest bus stop (Opp Chai Chee Ind Pk) is 207 m away (about a 3-minute walk).

What is Opera Estate zoned as?

Key takeawayOpera Estate sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has Opera Estate sold for?

Key takeaway1 transaction is on record since 1995, most recently in Nov 2002 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2002	Shop House	S$850k	1,507 sqft	$564

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 Opera Estate rent for?

Key takeawayNo street- or building-level rent is published here. Across District 15 retail, retail space rented at a median of $9.14 psf a month in 2026Q3, with the middle half of leases between $7.55 and $14.01. That is not this building's own rent, and never a quote for a particular unit.

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 Opera Estate

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 Opera Estate?

Key takeawayURA has approved 1 change of use at Opera Estate since 2000, most recently in 2021. 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 Jun 2025Approved
Additions & alterations
Proposed additions and alterations to the 2nd storey of the existing 2-storey shophouse
13 Aug 2024Renewed
Continued use as veterinary clinic
Continued use of 1st storey as veterinary clinic
12 Oct 2021Approved
Change of use to veterinary clinic
Proposed change of use of 1st storey to veterinary clinic
2 Sept 2020Approved
Additions & alterations
Proposed additions & alterations to the existing 1st storey shop & 2nd storey residential of an existing 2-storey shophouse on lot 01801l mk27 at 9 & 9a swan lake avenue (bedok planning area)

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 Opera Estate?

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 Opera Estate?

Key takeawayThe nearest MRT/LRT is Bedok MRT, about 724 m away — and 3 competing retail premisess operate nearby.

Getting around

Bedok MRT724 m · ~11 min

Amenities nearby

Bangsawan Pk · 34 mEducational Institution · 83 mOpp Chai Chee Ind Pk · 207 mBusiness Park · 223 mHealthline Family Clinic & Surgery · 238 mPlace Of Worship · 573 mBedok MRT Exit A · 621 m

Competing premises nearby

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

Prime Supermarket Limited? · 240 mBedok Mall · 697 mBlk 208B New Upper Changi Road # · 823 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Opera Estate

Key takeawayThe nearest station is Bedok (EW5), 621 m away — a busy station, with about 64,000 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 21% of retail buildings

nearest MRT/LRT Bedok (EW5) 621 m, about 64,000 taps a weekday; bus stops within 400 m: 11, about 18,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 37,000 residents within 1 km (June 2026); 1 other mall 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

Bedok (EW5)621 m · about 64,000 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 Opera Estate. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 18,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 25-27 Chai Chee Road (HDB)272 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 41 car lots
Blk 29C Chai Chee Avenue (HDB)352 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 249 car lots
Blk 27 Chai Chee Road (HDB)419 m
S$0.60 per half-hour at midday on a weekday · 104 car lots
Blk 30/40 Chai Chee Avenue (HDB)490 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 220 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, 1.0 km away, S$90/month.

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

Who's registered at Opera Estate?

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

Professional, scientific and technical 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 Opera Estate

Where is Opera Estate?⌄

Opera Estate is at 9,9A Swan Lake Avenue, Singapore 455708, in the Bedok planning area.

What is Opera Estate zoned as?⌄

Opera Estate sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of Opera Estate?⌄

Opera Estate is freehold.

What have units at Opera Estate sold for?⌄

Across 1 recorded transaction, the median price is S$564 psf. The latest was in November 2002.

What is the nearest MRT station to Opera Estate?⌄

Bedok MRT is the closest, 724 m away (about a 11-minute walk).

How many businesses are registered at Opera Estate?⌄

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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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

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 PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), 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.