CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 15 · Bedok

The Domain

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

The Domain 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. ACRA records 9 live company registrations at this address.

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

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What are the key facts about The Domain?

Key takeawayThe Domain is a commercial building in District 15 · 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 15 · Bedok
Address: 914 East Coast Road
Land area: 1,979 sqm
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 18
Managing agent: LANDSFIELD PROPERTY MANAGEMENT PTE LTD
Strata formed: 1997 (MCST 2084)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 9

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 The Domain

The Domain is a mixed-use building in Bedok (District 15). It is located along East Coast Road, Singapore 459108.

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 1,979 sqm of land with about 5,937 sqm of gross floor area.

9 businesses are currently registered at this address with ACRA.

The nearest MRT is Siglap MRT, 748 m away (about a 12-minute walk). The closest bus stop (Opp Springvale) is 134 m away (about a 2-minute walk). Bedok Mall is 1.5 km away.

What is The Domain zoned as?

Key takeawayThe Domain 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

BCA-verified envelope: allowable GFA 5,937 sqm · built 2,639 sqm · headroom 3,298 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What does space at The Domain rent for?

Key takeawayNo rent is published for The Domain itself. On its street, East Coast Road, retail space rented at a median of $7.27 psf a month in 2026Q3, with the middle half of leases between $6.12 and $8.89. That is not this building's own rent, and never a quote for a particular unit.

Retail space on East Coast Road

Street level · 2026Q3

25th pct

$6.12

$65.83 psm

Median

$7.27

$78.30 psm

75th pct

$8.89

$95.67 psm

S$ per sq ft per month · median -0.8% on a year earlier

2023Q4 · $104.91 psm2026Q3 · $78.30 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 East Coast Road

Street level · 2026Q2

25th pct

$5.54

$59.60 psm

Median

$5.95

$64.09 psm

75th pct

$6.36

$68.48 psm

S$ per sq ft per month · median +3.3% on a year earlier

2023Q3 · $60.00 psm2026Q2 · $64.09 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 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 The Domain

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 The Domain?

Key takeawayURA has approved 9 changes of use at The Domain since 2000, most recently in 2022, 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.

10 Sept 2024RenewedFloor 1
Continued use as pet grooming
Continued use of shop unit #01-XX as pet grooming
15 Aug 2024RenewedFloor 1
Continued use as shop
Continued use of #01-XX as shop (with ancillary dine-in)
23 May 2024RenewedFloor 1
Continued use as restaurant
Continued use of #01-XX as a restaurant
12 Aug 2022ApprovedFloor 1
Change of use: shop → shop
Proposed change of use of #01-XX from shop to shop (with ancillary dine-in)
22 Jun 2022RenewedFloor 1
Continued use as restaurant
Continued use of #01-XX as a restaurant
5 Apr 2022ApprovedFloor 1
Change of use to shop
Change of use of #01-XX to shop (take-away foodshop)
14 Oct 2021RenewedFloor 1
Continued use as pet grooming
Continued use of shop unit #01-XX as pet grooming
3 Jun 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of #01-XX of the domain to restaurant
21 Feb 2019ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of unit #01-XX to medical clinic
23 Oct 2018ApprovedFloor 1
Change of use to pet grooming
Proposed change of use of shop unit #01-XX to pet grooming
8 Jul 2016ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop (manicure and pedicure)
23 May 2016ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment

4 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 East Coast Road price?

Key takeawayAcross 21 strata sales on East Coast Road in the last 5 years, the median is $2,596 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,596

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

What do commercial rents run near The Domain?

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 The Domain?

Key takeawayThe nearest MRT/LRT is Siglap MRT, about 748 m away.

Getting around

Siglap MRT748 m · ~12 min

Amenities nearby

Cold Storage Singapore (1983) Pte Ltd · 25 mK W Chan Medical Clinic & Surgery · 27 mOpp Springvale · 134 mEast Coast Terrace Pk · 185 mEducational Institution · 254 mPlace Of Worship · 457 mSiglap MRT Exit 2 · 617 mSiglap South Community Centre · 758 mBusiness Park · 1.1 kmBedok Mall · 1.5 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Domain

Key takeawayThe nearest station is Siglap (TE28), 617 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) 617 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)617 m · 9,037 weekday taps
Marine Terrace (TE27)946 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 The Domain. 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)100 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
East Coast Rd (Frankel Ave - Siglap Rd) (URA)154 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Upp East Coast Rd Off St (URA)251 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)306 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. The Domain's own car park, if it has one, and its charges are not in the open data.

Who's registered at The Domain?

Key takeaway9 live companies (and LLPs and branches; sole proprietors are not counted) list The Domain as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Construction
2
Other services
1
Information and communications
1
Manufacturing
1
Accommodation and food services
0
Administrative and support services
0
Education
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.

What is The Domain's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 122 kWh/m²·yr

Frequently asked questions about The Domain

Where is The Domain?⌄

The Domain is at 914 East Coast Road, Singapore 459108, in the Bedok planning area.

What is The Domain zoned as?⌄

The Domain 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 The Domain?⌄

No caveats have been lodged for The Domain 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 The Domain?⌄

Siglap MRT is the closest, 748 m away (about a 12-minute walk).

How many businesses are registered at The Domain?⌄

9 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 The Domain.

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.

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

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.