CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 15 · Bedok

Siglap V

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2025

Quick Summary

Siglap V is a commercial building in District 15 · Bedok, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 9 transactions are on record since 1995, most recently in Oct 2025. 3 units are currently listed for sale or rent. ACRA records 13 live company registrations at this address.

The facts are here — now get the verdict on Siglap V.

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What are the key facts about Siglap V?

Key takeawaySiglap V 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: 3.0
Tenure: Freehold
District / Area: District 15 · Bedok
Address: 2 First Street
Land area: 3,105 sqm
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 130
Managing agent: SMART PROPERTY MANAGEMENT (SINGAPORE) PTE LTD
Strata formed: 2014 (MCST 4020)
Submarket: Suburban
Units with a recorded sale: At least 12
Transactions on record: 9 (records start 1995)
Live listings: 3
ACRA registrations: 13

About Siglap V

Siglap V is a mixed-use building in Bedok (District 15). It is located along First Street, Singapore 458278.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold. It occupies roughly 3,105 sqm of land with about 9,314 sqm of gross floor area.

9 transactions have been recorded here, at a median of S$3,329 psf. The most recent was in October 2025.

16 businesses are currently registered at this address with ACRA.

The nearest MRT is Siglap MRT, 762 m away (about a 12-minute walk). The closest bus stop (Opp Springvale) is 143 m away (about a 2-minute walk).

What is Siglap V zoned as?

Key takeawaySiglap V sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Siglap V sold for?

Key takeaway9 transactions are on record since 1995, most recently in Oct 2025 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2025	Retail	S$4.30M	1,292 sqft	$3,329
Mar 2021	Retail	S$4.20M	1,292 sqft	$3,252
Apr 2012	Office	S$3.10M	710 sqft	$4,364
Mar 2012	Office	S$4.00M	1,184 sqft	$3,378
Jan 2012	Office	S$3.84M	1,195 sqft	$3,216
Mar 2011	Office	S$2.30M	710 sqft	$3,238
Oct 2010	Office	S$12.81M	3,283 sqft	$3,902
Oct 2010	Retail	S$21.25M	10,118 sqft	$2,100
Oct 2010	Office	S$2.83M	829 sqft	$3,419

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 Siglap V 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 Siglap V

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.

How fast units move at Siglap V

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent; 1 unit for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Siglap V?

Key takeawayURA has approved 4 changes of use at Siglap V since 2000, most recently in 2020. 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.

20 Feb 2026RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
10 Sept 2024RenewedFloor 1
Continued use as massage establishment
Continued use of units #01-XX, #01-XX, #01-XX and #01-XX as massage establishment
27 Dec 2023RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
3 Apr 2023RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
27 Oct 2021RenewedFloor 1
Continued use as massage establishment
Continued use of units #01-XX, #01-XX, #01-XX and #01-XX as massage establishment
28 Dec 2020ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
7 Apr 2020RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
30 May 2019RenewedFloor 1
Continued use as hair salon and restaurant
Continued use of shop unit #01-XX as hair salon and restaurant
19 Nov 2018RenewedFloor 1
Continued use as massage establishment
Continued use of units #01-XX, #01-XX, #01-XX and #01-XX as massage establishment
22 Mar 2018RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
29 Apr 2017RenewedFloor 1
Continued use as hair salon and restaurant
Continued use of shop unit #01-XX as hair salon and restaurant
28 Jul 2016RenewedFloor 1
Continued use as hair salon and restaurant
Continued use of shop unit #01-XX as hair salon and restaurant

6 earlier change-of-use and A&A decisions are on record since 2000.

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).

How does First Street price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Siglap V?

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 available at Siglap V right now?

Key takeaway3 units are currently listed at Siglap V — 1 for sale and 2 for rent. One row per unit; several agents often market the same unit.

For sale (1)

Siglap VS$13.00M · 3,660 sqft

For rent (2)

Siglap VS$2k/mo · 280 sqft
Siglap V2 agentsS$9k/mo · 839 sqft

Browse every listing at this building →

What is near Siglap V?

Key takeawayThe nearest MRT/LRT is Siglap MRT, about 762 m away — and 2 competing retail premisess operate nearby.

Getting around

Siglap MRT762 m · ~12 min

Amenities nearby

K W Chan Medical Clinic & Surgery · 6 mOpp Springvale · 143 mEast Coast Terrace Pk · 210 mEducational Institution · 272 mPlace Of Worship · 474 mSiglap MRT Exit 2 · 633 mSiglap South Community Centre · 761 mBusiness Park · 1.1 km

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 0 mBedok Mall · 1.5 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Siglap V

Key takeawayThe nearest station is Siglap (TE28), 633 m away — a quiet station, with 9,037 taps in and out on an average weekday. 4 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 3% of retail buildings

nearest MRT/LRT Siglap (TE28) 633 m, about 9,037 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 5,640 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 25,000 residents within 1 km (June 2026); 0 other malls 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

Siglap (TE28)633 m · 9,037 weekday taps
Marine Terrace (TE27)958 m · about 13,000 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 Siglap V. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with 5,640 boardings and alightings on an average weekday.

Public car parks within 500 m

East Coast Rd (Siglap Rd - Jln Jamal) (URA)116 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
East Coast Rd (Frankel Ave - Siglap Rd) (URA)162 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Upp East Coast Rd Off St (URA)260 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 128 car lots
Service Rd (Upp East C Oast Rd) (URA)307 m
S$0.60 per half-hour at midday on a weekday · 14 car lots

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

Who's registered at Siglap V?

Key takeaway13 live companies (and LLPs and branches; sole proprietors are not counted) list Siglap V as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
5
Other services
3
Wholesale and retail trade
1
Information and communications
1
Manufacturing
1
Accommodation and food services
1
Administrative and support services
1
Education
0
Arts, entertainment and recreation
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Siglap V

Where is Siglap V?⌄

Siglap V is at 2 First Street, Singapore 458278, in the Bedok planning area.

What is Siglap V zoned as?⌄

Siglap V sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Siglap V?⌄

Siglap V is freehold.

What have units at Siglap V sold for?⌄

Across 9 recorded transactions, the median price is S$3,329 psf. The latest was in October 2025.

What is the nearest MRT station to Siglap V?⌄

Siglap MRT is the closest, 762 m away (about a 12-minute walk).

How many businesses are registered at Siglap V?⌄

16 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.

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This development is also registered as the residential project Siglap V.

Read the figures right

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

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.