CommercialRESIDENTIALLeaseholdDistrict 16 · Bedok

Urban Vista

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2024

Quick Summary

Urban Vista is a commercial building in District 16 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 85 years remaining. 6 transactions are on record since 1995, most recently in Oct 2024. 1 unit is currently listed for rent. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on Urban Vista.

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What are the key facts about Urban Vista?

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

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 16 · Bedok
Address: 8 Tanah Merah Kechil Link
Land area: 13,998 sqm
Completed: Not on record
Storeys: 14 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 585
Strata formed: 2016 (MCST 4404)
Submarket: Suburban
Units with a recorded sale: At least 3
Transactions on record: 6 (records start 1995)
Live listings: 1
ACRA registrations: 5

About Urban Vista

Urban Vista is a mixed-use building in Bedok (District 16). It is located along Tanah Merah Kechil Link, Singapore 465420.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is leasehold, with about 85 years remaining on the lease. It occupies roughly 13,998 sqm of land with about 42,263 sqm of gross floor area.

6 transactions have been recorded here, at a median of S$1,199 psf. The most recent was in October 2024.

5 businesses are currently registered at this address with ACRA.

The nearest MRT is Tanah Merah MRT, 161 m away (about a 2-minute walk). The closest bus stop (Tanah Merah Stn Exit B) is 166 m away (about a 3-minute walk).

What is Urban Vista zoned as?

Key takeawayUrban Vista sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has Urban Vista sold for?

Key takeaway6 transactions are on record since 1995, most recently in Oct 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2024	Retail	S$615k	420 sqft	$1,465
May 2023	Retail	S$526k	377 sqft	$1,397
May 2023	Retail	S$586k	420 sqft	$1,397
Mar 2021	Retail	S$377k	377 sqft	$1,001
Mar 2021	Retail	S$420k	420 sqft	$1,000
Mar 2021	Retail	S$420k	420 sqft	$1,000

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 Urban Vista 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 Urban Vista

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 Urban Vista

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

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.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

How does Tanah Merah Kechil Link 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 Urban Vista?

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 Urban Vista right now?

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

For rent (1)

Sceneca SquareS$12k/mo · 336 sqft

Browse every listing at this building →

What is near Urban Vista?

Key takeawayThe nearest MRT/LRT is Tanah Merah MRT, about 161 m away — and 3 competing retail premisess operate nearby.

Getting around

Tanah Merah MRT161 m · ~3 min

Amenities nearby

Tanah Merah MRT Exit B · 94 mTanah Merah Stn Exit B · 166 mDistinct Clinic Tanah Merah Branch · 177 mEducational Institution · 189 mTanah Merah Pg · 296 mPlace Of Worship · 415 mFengshan Community Club · 978 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 499 mEast Village · 524 mBlk 58 New Upper Changi Road · 539 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Urban Vista

Key takeawayThe nearest station is Tanah Merah (EW4), 93 m away — a moderately busy station, with about 34,000 taps in and out on an average weekday. 3 public car parks are within 500 m.

Foot traffic: busier than 61% of retail buildings

nearest MRT/LRT Tanah Merah (EW4) 93 m, about 34,000 taps a weekday; bus stops within 400 m: 4, about 34,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 62,000 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)93 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 Urban Vista. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with about 34,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 184 Bedok North Road (HDB)415 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 559 car lots
Blk 74/82 Bedok North Road (HDB)441 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 555 car lots
Blk 52/57 New Upper Changi Road (HDB)477 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 385 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Changi South Lane, 1.0 km away, S$90/month.

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

Who's registered at Urban Vista?

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

Information and communications
2
Wholesale and retail trade
1
Accommodation and food services
1
Education
1
Professional, scientific and technical 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 Urban Vista

Where is Urban Vista?⌄

Urban Vista is at 8 Tanah Merah Kechil Link, Singapore 465420, in the Bedok planning area.

What is Urban Vista zoned as?⌄

Urban Vista sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Urban Vista?⌄

Urban Vista is leasehold. About 85 years remain on the lease.

What have units at Urban Vista sold for?⌄

Across 6 recorded transactions, the median price is S$1,199 psf. The latest was in October 2024.

What is the nearest MRT station to Urban Vista?⌄

Tanah Merah MRT is the closest, 161 m away (about a 2-minute walk).

How many businesses are registered at Urban Vista?⌄

5 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 Urban Vista.

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

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Tell me about Urban Vista — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

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This development is also registered as the residential project Urban Vista.

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.

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.

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, HDB car park information (data.gov.sg), 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.