CommercialRESIDENTIALLeaseholdDistrict 16 · Bedok

The Glades

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2022

Quick Summary

The Glades is a commercial building in District 16 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.6. It is leasehold with roughly 86 years remaining. 2 transactions are on record since 1995, most recently in Jun 2022. 3 units are currently listed for sale or rent. ACRA records 6 live company registrations at this address.

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

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What are the key facts about The Glades?

Key takeawayThe Glades is a commercial building in District 16 · Bedok, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.6
Tenure: Leasehold
District / Area: District 16 · Bedok
Address: 20 Bedok Rise
Land area: 31,882 sqm
Completed: Not on record
Storeys: 12 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 729
Managing agent: WISELY 98 PTE LTD
Strata formed: 2017 (MCST 4567)
Submarket: Suburban
Units with a recorded sale: At least 3
Transactions on record: 2 (records start 1995)
Live listings: 3
ACRA registrations: 6

About The Glades

The Glades is a mixed-use building in Bedok (District 16). It is located along Bedok Rise, Singapore 465411.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.6.

The site is leasehold, with about 86 years remaining on the lease. It occupies roughly 31,882 sqm of land with about 51,011 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$1,579 psf. The most recent was in June 2022.

14 businesses are currently registered at this address with ACRA.

The nearest MRT is Tanah Merah MRT, 388 m away (about a 6-minute walk). The closest bus stop (Opp Man Fatt Lam Tp) is 192 m away (about a 3-minute walk).

What is The Glades zoned as?

Key takeawayThe Glades sits on land zoned RESIDENTIAL with a gross plot ratio of 1.6.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.6

Run the full zoning report for this building →

What has The Glades sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jun 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jun 2022	Retail	S$805k	517 sqft	$1,557
May 2019	Retail	S$2.55M	1,593 sqft	$1,601

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 The Glades rent for?

Key takeawayNo street- or building-level rent is published here. Across District 16 retail, retail space rented at a median of $13.41 psf a month in 2026Q3, with the middle half of leases between $9.63 and $19.91. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 16 retail

Region band · 2026Q3

25th pct

$9.63

$103.71 psm

Median

$13.41

$144.37 psm

75th pct

$19.91

$214.29 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 16 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 Glades

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 The Glades

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 1 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 The Glades?

Key takeawayURA has approved 2 changes of use at The Glades 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.

6 Nov 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant (cafe)
8 Feb 2021ApprovedFloor 1
Change of use to self-service laundry
Proposed change of use of unit #01-XX to self-service laundry
30 Oct 2019ApprovedFloor 9
Additions & alterations
Proposed additions and alterations to add a covering over the private roof terrace for unit #09-XX at block 2 bedok rise, the glades on lot 10896v mk27

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 Bedok Rise 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 The Glades?

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

Indicative area yield — District 16 retail

Gross yield (area)

6.5%

5.8% net of property tax

Rent side (median of bands)

$144.37 psm/mo

2026Q3

Price side (strata, 5y)

$2,484 psf

23 sales

An INDICATIVE AREA yield for District 16 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 16 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$97.62	$105.00	$122.84
B1 & Below · >30 - 100	$286.15	$302.39	$317.22
Level 1 · >30 - 100	$109.80	$151.19	$224.75
Level 1 · >100 - 300	$92.46	$137.54	$203.82

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 The Glades right now?

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

For sale (1)

The Glades2 agentsS$1.40M · 517 sqft

For rent (2)

The Glades3 agentsS$4k/mo · 560 sqft
The Glades2 agentsS$4k/mo · 516 sqft

Browse every listing at this building →

What is near The Glades?

Key takeawayThe nearest MRT/LRT is Tanah Merah MRT, about 388 m away — and 2 competing retail premisess operate nearby.

Getting around

Tanah Merah MRT388 m · ~6 min

Amenities nearby

Place Of Worship · 89 mEducational Institution · 174 mOpp Man Fatt Lam Tp · 193 mJln Chempaka Kuning Pg · 235 mDistinct Clinic Tanah Merah Branch · 372 mTanah Merah MRT Exit A · 455 mBusiness Park - White · 1.5 kmChangi General Hospital · 1.5 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 · 451 mEast Village · 607 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Glades

Key takeawayThe nearest station is Tanah Merah (EW4), 388 m away — a moderately busy station, with about 34,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Changi South Lane (URA), 578 m away, season S$90/month.

Foot traffic: busier than 37% of retail buildings

nearest MRT/LRT Tanah Merah (EW4) 388 m, about 34,000 taps a weekday; bus stops within 400 m: 8, about 28,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 49,000 residents within 1 km (June 2026); 1 other mall 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

Tanah Merah (EW4)388 m · about 34,000 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 Glades. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 28,000 boardings and alightings on an average weekday.

Who's registered at The Glades?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list The Glades as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Transportation and storage
1
Accommodation and food services
1
Education
1
Other services
1

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 The Glades

Where is The Glades?⌄

The Glades is at 20 Bedok Rise, Singapore 465411, in the Bedok planning area.

What is The Glades zoned as?⌄

The Glades sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.6.

What is the tenure of The Glades?⌄

The Glades is leasehold. About 86 years remain on the lease.

What have units at The Glades sold for?⌄

Across 2 recorded transactions, the median price is S$1,579 psf. The latest was in June 2022.

What is the nearest MRT station to The Glades?⌄

Tanah Merah MRT is the closest, 388 m away (about a 6-minute walk).

How many businesses are registered at The Glades?⌄

14 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.

For agents · in the PropKaki app

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This development is also registered as the residential project The Glades.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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.