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 freehold. 1 transaction is on record since 1995, most recently in Aug 1996. ACRA records 2 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
- Freehold
- District / Area
- District 15 · Bedok
- Address
- 3 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
- 2
About Opera Estate
Opera Estate is a mixed-use estate in Bedok (District 15). It is located along Swan Lake Avenue, Singapore 455702.
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$929 psf. The most recent was in August 1996.
3 businesses are currently registered at this address with ACRA.
The nearest MRT is Bedok MRT, 719 m away (about a 11-minute walk). The closest bus stop (Opera Est Pr Sch) is 215 m away (about a 3-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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 |
|---|---|---|---|---|
| Aug 1996 | Shop House | S$1.40M | 1,507 sqft | $929 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Opera Estate rent for?
Retail space — District 15 retail
Region band · 2026Q3S$ 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$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
What do commercial rents run near Opera Estate?
Indicative area yield — District 15 retail
An INDICATIVE AREA yield for District 15 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 15 ($ 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 MRT719 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) 616 m, about 64,000 taps a weekday; bus stops within 400 m: 12, about 19,000 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)616 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
12 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 25-27 Chai Chee Road (HDB)290 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 41 car lots
- Blk 29C Chai Chee Avenue (HDB)366 mS$0.60 per half-hour at midday on a weekday · gantry 2 m · 249 car lots
- Blk 27 Chai Chee Road (HDB)435 mS$0.60 per half-hour at midday on a weekday · 104 car lots
- Blk 30/40 Chai Chee Avenue (HDB)499 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, 995 m 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?
- Wholesale and retail trade2
- Manufacturing0
- Transportation and storage0
- Administrative and support services0
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 3 Swan Lake Avenue, Singapore 455702, 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$929 psf. The latest was in August 1996.
What is the nearest MRT station to Opera Estate?⌄
Bedok MRT is the closest, 719 m away (about a 11-minute walk).
How many businesses are registered at Opera Estate?⌄
3 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.
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.