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. 2 transactions are on record since 1995, most recently in Nov 2013. 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
- Freehold
- District / Area
- District 15 · Bedok
- Address
- 1,1a Swan Lake Avenue
- Land area
- 140 sqm
- Transactions on record
- 2 (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 455700.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.
The site is freehold. It occupies roughly 140 sqm of land.
2 transactions have been recorded here, at a median of S$1,762 psf. The most recent was in November 2013.
The nearest MRT is Bedok MRT, 721 m away (about a 11-minute walk). The closest bus stop (Opera Est Pr Sch) is 207 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 |
|---|---|---|---|---|
| Nov 2013 | Shop House | S$4.80M | 2,213 sqft | $2,169 |
| Sept 2012 | Shop House | S$3.00M | 2,213 sqft | $1,356 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
What do commercial rents run near Opera Estate?
Indicative area yield — District 15 retail
An INDICATIVE AREA yield for District 15 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 15 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $60.00 | $91.67 | $123.00 |
| B1 & Below · 30 & Below | $75.81 | $109.64 | $243.47 |
| Level 2 & 3 · 30 & Below | $68.24 | $125.48 | $215.03 |
| Level 4 & Above · >30 - 100 | $50.75 | $55.22 | $59.76 |
| Level 1 · >30 - 100 | $89.55 | $111.66 | $176.50 |
| Level 2 & 3 · >30 - 100 | $74.56 | $115.04 | $179.95 |
| B1 & Below · >30 - 100 | $96.86 | $112.98 | $285.03 |
| Level 1 · >100 - 300 | $100.81 | $136.47 | $176.70 |
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 MRT721 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.
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 1,1A Swan Lake Avenue, Singapore 455700, 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 2 recorded transactions, the median price is S$1,762 psf. The latest was in November 2013.
What is the nearest MRT station to Opera Estate?⌄
Bedok MRT is the closest, 721 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.