Opera Estate
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 999-year leasehold. 1 transaction is on record since 1995, most recently in Mar 2005. ACRA records 0 live company registrations at this address.
What are the key facts about Opera Estate?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- Subject to Evaluation
- Tenure
- 999-year leasehold
- District / Area
- District 15 · Bedok
- Address
- 29 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
- 0
About Opera Estate
Opera Estate is a mixed-use estate in Bedok (District 15). It is located along Swan Lake Avenue, Singapore 455718.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.
The site is 999-year leasehold, with about 938 years remaining on the lease.
1 transaction has been recorded here, at a median of S$478 psf. The most recent was in March 2005.
The nearest MRT is Bedok MRT, 723 m away (about a 11-minute walk). The closest bus stop (Opp Chai Chee Ind Pk) is 162 m away (about a 2-minute walk).
What is Opera Estate zoned as?
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What has Opera Estate sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Mar 2005 | Shop House | S$710k | 1,485 sqft | $478 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Opera Estate rent for?
Retail space — District 15 retail
Region band · 2026Q3S$ 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
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
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?
- 1 Oct 2024RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 20 Sept 2021RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 3 Oct 2018RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 28 Sept 2015RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 28 Sept 2012RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 20 Nov 2009RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 28 Dec 2005RenewedContinued use as eating house
Continued use of the 1st sty shop as eating house
- 26 Jun 2003RenewedContinued use as eating house
Continued use of the 1st storey shop as a eating house
- 24 Jan 2000RenewedContinued use as eating house
Retention of use of the 1st storey shop to eating house
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$54.50 per unit).
What do commercial rents run near Opera Estate?
Indicative area yield — District 15 retail
An INDICATIVE AREA yield for District 15 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 15 ($ 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?
Getting around
- Bedok MRT723 m · ~11 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at Opera Estate
nearest MRT/LRT Bedok (EW5) 621 m, about 64,000 taps a weekday; bus stops within 400 m: 11, about 20,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 38,000 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 20,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 25-27 Chai Chee Road (HDB)218 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 41 car lots
- Blk 29C Chai Chee Avenue (HDB)303 mS$0.60 per half-hour at midday on a weekday · gantry 2 m · 249 car lots
- Blk 27 Chai Chee Road (HDB)364 mS$0.60 per half-hour at midday on a weekday · 104 car lots
- Blk 30/40 Chai Chee Avenue (HDB)451 mS$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, 1.1 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.
How many companies are registered at Opera Estate?
- Live registrations
- 0
- Registered last 3 years
- 0
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.
Frequently asked questions about Opera Estate
Where is Opera Estate?⌄
Opera Estate is at 29 Swan Lake Avenue, Singapore 455718, 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 999-year leasehold. About 938 years remain on the lease.
What have units at Opera Estate sold for?⌄
Across 1 recorded transaction, the median price is S$478 psf. The latest was in March 2005.
What is the nearest MRT station to Opera Estate?⌄
Bedok MRT is the closest, 723 m away (about a 11-minute walk).
The facts are here — now get the verdict on Opera Estate.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.