Opera Estate
Opera Estate is a commercial building in District 15 · Bedok. It is freehold. 1 transaction is on record since 1995, most recently in Oct 2002. ACRA records 0 live company registrations at this address.
What are the key facts about Opera Estate?
- Asset class
- Commercial
- Land-use zone
- Not on record
- Gross plot ratio
- —
- Tenure
- Freehold
- District / Area
- District 15 · Bedok
- Address
- 17,17a Swan Lake Avenue
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- 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.
The site is freehold.
1 transaction has been recorded here, at a median of S$564 psf. The most recent was in October 2002.
What has Opera Estate sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Oct 2002 | Shop House | S$850k | 1,507 sqft | $564 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Opera Estate rent for?
Retail space — District 15 retail
Region band · 2026Q3S$ 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
- Singapore total: Rent S$30.38 psf/mth · Vacancy 6.3% (1Q 2026) · Planned / under construction 2.38m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
What do commercial rents run near Opera Estate?
Indicative area yield — District 15 retail
An INDICATIVE AREA yield for District 15 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 15 ($ 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.
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 17,17A Swan Lake Avenue, in the Bedok planning area.
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 October 2002.
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.