CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 14 · Bedok

Tedge

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Tedge is a commercial building in District 14 · Bedok, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. 1 unit is currently listed for sale. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Tedge.

Ask PropKaki

What are the key facts about Tedge?

Key takeawayTedge is a commercial building in District 14 · Bedok, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 14 · Bedok
Address: 328 Changi Road
Land area: 1,242 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 42
Managing agent: WISELY 98 PTE LTD
Strata formed: 2024 (MCST 4891)
Submarket: Suburban
Transactions on record: None recorded
Live listings: 1
ACRA registrations: 1

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Tedge

Tedge is a mixed-use building in Bedok (District 14). It is located along Changi Road, Singapore 419803.

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

It occupies roughly 1,242 sqm of land with about 5,311 sqm of gross floor area.

1 business is currently registered at this address with ACRA.

The nearest MRT is Kembangan MRT, 566 m away (about a 9-minute walk). The closest bus stop (Aft Lor G Telok Kurau) is 62 m away (about a 1-minute walk). i12 Katong is 1.5 km away.

What is Tedge zoned as?

Key takeawayTedge 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 does space at Tedge rent for?

Key takeawayNo rent is published for Tedge itself. On its street, Changi Road, retail space rented at a median of $6.40 psf a month in 2026Q3, with the middle half of leases between $5.56 and $7.44. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Changi Road

Street level · 2026Q3

25th pct

$5.56

$59.81 psm

Median

$6.40

$68.91 psm

75th pct

$7.44

$80.06 psm

S$ per sq ft per month · median +0.9% on a year earlier

2023Q4 · $68.42 psm2026Q3 · $68.91 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Office space on Changi Road

Street level · 2026Q3

25th pct

$4.00

$43.10 psm

Median

$4.88

$52.50 psm

75th pct

$6.41

$68.97 psm

S$ per sq ft per month · median +0.1% on a year earlier

2023Q4 · $49.11 psm2026Q3 · $52.50 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 Tedge

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 Tedge

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

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 Tedge?

Key takeawayURA has approved 1 change of use at Tedge since 2000, most recently in 2024. 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 Jun 2024ApprovedFloor 1
Change of use to veterinary clinic
Proposed change of use of unit #01-XX and #01-XX to veterinary clinic

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 Changi Road price?

Key takeawayAcross 80 strata sales on Changi Road in the last 5 years, the median is $1,913 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,913

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

What do commercial rents run near Tedge?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 Tedge right now?

Key takeaway1 unit is currently listed at Tedge. One row per unit; several agents often market the same unit.

For sale (1)

Freehold ground floor corner retail podium in Bedok Kembangan approved for F&B and ClinicS$13.88M · 5,580 sqft

Browse every listing at this building →

What is near Tedge?

Key takeawayThe nearest MRT/LRT is Kembangan MRT, about 566 m away.

Getting around

Kembangan MRT566 m · ~9 min

Amenities nearby

Aft Lor G Telok Kurau · 63 mLim Clinic (Changi Road) · 190 mPlace Of Worship · 229 mHotel · 316 mParkway East Hospital · 331 mEunos Polyclinic · 347 mEducational Institution · 366 mLorong Sarina Interim Pk · 381 mKembangan MRT Exit A · 558 mBlk 4A Eunos Crescent · 566 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tedge

Key takeawayThe nearest station is Kembangan (EW6), 558 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 14 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 12% of retail buildings

nearest MRT/LRT Kembangan (EW6) 558 m, about 24,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 9,226 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 36,000 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

Kembangan (EW6)558 m · about 24,000 weekday taps
Eunos (EW7)643 m · about 31,000 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 Tedge. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with 9,226 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor Marican (URA)121 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Lor Sarina (URA)141 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Lor Marzuki (URA)146 m
S$0.60 per half-hour at midday on a weekday · 13 car lots
Changi Rd (Jln Kembang An - Still Rd) (URA)157 m
S$0.60 per half-hour at midday on a weekday · 61 car lots
Changi Rd Service Rd (URA)165 m
S$0.60 per half-hour at midday on a weekday · 38 car lots

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

Who's registered at Tedge?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Tedge as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Tedge

Where is Tedge?⌄

Tedge is at 328 Changi Road, Singapore 419803, in the Bedok planning area.

What is Tedge zoned as?⌄

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

Have there been any recorded transactions at Tedge?⌄

No caveats have been lodged for Tedge in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to Tedge?⌄

Kembangan MRT is the closest, 566 m away (about a 9-minute walk).

How many businesses are registered at Tedge?⌄

1 business is currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

For agents · in the PropKaki app

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This development is also registered as the residential project Tedge.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 — 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.