CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 14 · Bedok

The Lenox

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2023

Quick Summary

The Lenox 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. It is freehold. 8 transactions are on record since 1995, most recently in Jan 2023. ACRA records 5 live company registrations at this address.

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

Ask PropKaki

What are the key facts about The Lenox?

Key takeawayThe Lenox is a commercial building in District 14 · 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 14 · Bedok
Address: 398 Changi Road
Land area: 2,594 sqm
Completed: Not on record
Storeys: 6 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 79
Managing agent: DICKSON PROPERTY CONSULTANTS PTE LTD
Strata formed: 2015 (MCST 4179)
Submarket: Suburban
Units with a recorded sale: At least 5
Transactions on record: 8 (records start 1995)
Live listings: None
ACRA registrations: 5

Are there floor plans for The Lenox?

Key takeawayWe hold the developer's sales-brochure floor plans for The Lenox — 3 plans. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

SHOP 01
SHOP 02
SHOP 03

Source: developer's sales brochure.

About The Lenox

The Lenox is a mixed-use building in Bedok (District 14). It is located along Changi Road, Singapore 419845.

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 2,594 sqm of land with about 7,781 sqm of gross floor area.

8 transactions have been recorded here, at a median of S$2,390 psf. The most recent was in January 2023.

6 businesses are currently registered at this address with ACRA.

The nearest MRT is Kembangan MRT, 334 m away (about a 5-minute walk). The closest bus stop (Mjd Kassim) is 111 m away (about a 2-minute walk).

What is The Lenox zoned as?

Key takeawayThe Lenox 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 The Lenox sold for?

Key takeaway8 transactions are on record since 1995, most recently in Jan 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2023	Retail	S$1.00M	388 sqft	$2,582
Sept 2022	Retail	S$1.30M	570 sqft	$2,279
May 2016	Retail	S$1.40M	560 sqft	$2,501
Mar 2013	Retail	S$1.54M	570 sqft	$2,700
Feb 2013	Retail	S$1.56M	560 sqft	$2,792
Jul 2005	Retail	S$420k	484 sqft	$867
Jun 2002	Retail	S$480k	947 sqft	$507
Jun 1998	Office	S$250k	463 sqft	$540

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 Lenox rent for?

Key takeawayNo rent is published for The Lenox itself. On its street, Changi Road, office space rented at a median of $4.88 psf a month in 2026Q3, with the middle half of leases between $4.00 and $6.41. That is not this building's own rent, and never a quote for a particular unit.

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 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).

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 The Lenox

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 Lenox

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 0 units for rent.

Rent: 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 Lenox?

Key takeawayURA has approved 7 changes of use at The Lenox since 2000, most recently in 2026, and refused 3. 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 Aug 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
9 Jun 2026RenewedFloor 1
Continued use as pet shop
Continued use of unit #01-XX as pet shop
16 Aug 2023ApprovedFloor 1
Change of use to pet shop
Proposed change of use of unit #01-XX to pet shop
10 Dec 2020RenewedFloor 1
Continued use as fitness centre
Continued use of the 1st storey shop units #01-XX, #01-XX, #01-XX & #01-XX as fitness centre
21 Dec 2017ApprovedFloor 1
Change of use to fitness centre
Proposed change of use of the 1st storey shop units #01-XX, #01-XX, #01-XX & #01-XX to fitness centre
20 Sept 2017ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop units #01-XX, #01-XX, #01-XX & #01-XX to commercial school
1 Apr 2016ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of shop units #01-XX and #01-XX to medical clinic
30 Mar 2016RefusedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
27 Nov 2015RefusedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
7 Sept 2015ApprovedFloor 1
Change of use to child day-care centre
Proposed change of use of the 1st storey shop units #01-XX, #01-XX, #01-XX, #01-XX & #01-XX to child day-care centre
29 Jan 2015RefusedFloor 1
Change of use to health centre
Proposed change of use of unit #01-XX to health centre
19 May 2014ApprovedFloor 1
Change of use to confectionery
Proposed change of use of shop unit #01-XX to confectionery at 398 changi road

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 The Lenox?

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 near The Lenox?

Key takeawayThe nearest MRT/LRT is Kembangan MRT, about 334 m away — and 1 competing retail premises operate nearby.

Getting around

Kembangan MRT334 m · ~5 min

Amenities nearby

Alami Clinic by Dr Farhan · 0 mHotel · 36 mPlace Of Worship · 107 mMjd Kassim · 111 mKembangan MRT Exit A · 323 mEducational Institution · 360 mParkway East Hospital · 476 mTelok Kurau Pk · 484 mKampong Kembangan Community Club · 537 mEunos Polyclinic · 628 m

Competing premises nearby

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

Blk 4A Eunos Crescent · 808 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Lenox

Key takeawayThe nearest station is Kembangan (EW6), 323 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 12 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 17% of retail buildings

nearest MRT/LRT Kembangan (EW6) 323 m, about 24,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 13,000 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)323 m · about 24,000 weekday taps
Eunos (EW7)906 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 The Lenox. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 13,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Changi Road Area (URA)30 m
season S$90/month
Changi Rd - Jln Wakaff Off St (URA)61 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Lor Mydin Off St (URA)95 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Lor Mydin (URA)125 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Lor Melayu (URA)128 m
S$0.60 per half-hour at midday on a weekday · 7 car lots

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

Who's registered at The Lenox?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list The Lenox as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
3
Wholesale and retail trade
1
Manufacturing
1
Construction
0
Administrative and support 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 The Lenox

Where is The Lenox?⌄

The Lenox is at 398 Changi Road, Singapore 419845, in the Bedok planning area.

What is The Lenox zoned as?⌄

The Lenox 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 The Lenox?⌄

The Lenox is freehold.

What have units at The Lenox sold for?⌄

Across 8 recorded transactions, the median price is S$2,390 psf. The latest was in January 2023.

What is the nearest MRT station to The Lenox?⌄

Kembangan MRT is the closest, 334 m away (about a 5-minute walk).

How many businesses are registered at The Lenox?⌄

6 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

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

Ask what a unit here would fetch, what the zone allows, or how it compares.

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Tell me about The Lenox — recent transactions, zoning and what's listed there.

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

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.

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), the developer's sales brochure (floor plans) — 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.