CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 15 · Bedok

South Union Park

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2012

Quick Summary

South Union Park 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 2012. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on South Union Park.

Ask PropKaki

What are the key facts about South Union Park?

Key takeawaySouth Union Park 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: Subject to Evaluation
Tenure: Freehold
District / Area: District 15 · Bedok
Address: 51 Jalan Tua Kong
Land area: 301 sqm
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 20
Managing agent: CAMRIE PROJECT AND ESTATE MANAGEMENT
Strata formed: 1972 (MCST 0122)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About South Union Park

South Union Park is a mixed-use property in Bedok (District 15). It is located along Jalan Tua Kong, Singapore 457250.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

The site is freehold. It occupies roughly 301 sqm of land.

1 transaction has been recorded here, at a median of S$1,331 psf. The most recent was in August 2012.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Siglap MRT, 813 m away (about a 13-minute walk). The closest bus stop (Aft Elite Pk Ave) is 319 m away (about a 5-minute walk).

What is South Union Park zoned as?

Key takeawaySouth Union Park sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has South Union Park sold for?

Key takeaway1 transaction is on record since 1995, most recently in Aug 2012 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2012	Shop House	S$1.82M	1,367 sqft	$1,331

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 South Union Park 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 South Union Park

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.

What's been approved at South Union Park?

Key takeawayURA has approved 4 changes of use at South Union Park since 2000, most recently in 2025, and refused 2. 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.

27 Jan 2025Approved
Change of use to pet shop / pet grooming
Proposed change in use of 1st storey to pet shop / pet grooming
16 Aug 2021Approved
Change of use to shop
Proposed change of use to shop (sale of frozen seafood and grocery items) and ancillary food packing area
28 Jul 2021Refused
Change of use to market produce shop
Proposed change of use of 51 jalan tua kong to market produce shop
9 Dec 2014Refused
Change of use to bar/pub
Proposed change of use of part of the 1st storey premises to bar/pub
30 Mar 2011Renewed
Change of use
Proposed continued use of the 1st storey shop for car polishing & waxing and retail of car care products
29 Mar 2010Approved
Change of use
Proposed continued use of the 1st storey shop for car polishing & waxing and retail of car care products
29 Jul 2008Renewed
Continued use as var polishing/waxing & retail of car care products
Continued use of the 1st sty shop as var polishing/waxing & retail of car care products
11 Apr 2005Renewed
Continued use as car polishing/waxing & retail of car care products
Continued use of the 1st storey shop as car polishing/waxing & retail of car care products
26 Mar 2002Approved
Change of use to car polishing/waxing and retail of car care products
Retention of use of the 1st storey shop as car polishing/waxing and retail of car care products

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 Jalan Tua Kong 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 South Union Park?

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 near South Union Park?

Key takeawayThe nearest MRT/LRT is Siglap MRT, about 813 m away — and 2 competing retail premisess operate nearby.

Getting around

Siglap MRT813 m · ~13 min

Amenities nearby

Elite Terrace Pk · 132 mHealth Partners Medical Clinic (Siglap) · 316 mAft Elite Pk Ave · 319 mEducational Institution · 373 mPlace Of Worship · 627 mSiglap South Community Centre · 639 mSiglap MRT Exit 2 · 747 mBusiness Park · 834 m

Competing premises nearby

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

Zac Meat & Poultry Pte Ltd · 42 mBedok Mall · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at South Union Park

Key takeawayThe nearest station is Siglap (TE28), 747 m away — a quiet station, with 9,037 taps in and out on an average weekday. 3 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 5% of retail buildings

nearest MRT/LRT Siglap (TE28) 747 m, about 9,037 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 3,347 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 27,000 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)747 m · 9,037 weekday taps
Bedok (EW5)963 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 South Union Park. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with 3,347 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Upp East C Oast Rd) (URA)322 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Upp East Coast Rd Off St (URA)394 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 128 car lots
East Coast Rd (Siglap Rd - Jln Jamal) (URA)400 m
S$0.60 per half-hour at midday on a weekday · 5 car lots

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

Who's registered at South Union Park?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list South Union Park as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Transportation and storage
0
Other services
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. ACRA, as of 2026-09-16.

Frequently asked questions about South Union Park

Where is South Union Park?⌄

South Union Park is at 51 Jalan Tua Kong, Singapore 457250, in the Bedok planning area.

What is South Union Park zoned as?⌄

South Union Park sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of South Union Park?⌄

South Union Park is freehold.

What have units at South Union Park sold for?⌄

Across 1 recorded transaction, the median price is S$1,331 psf. The latest was in August 2012.

What is the nearest MRT station to South Union Park?⌄

Siglap MRT is the closest, 813 m away (about a 13-minute walk).

How many businesses are registered at South Union Park?⌄

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.

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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.