CommercialRESIDENTIALLeaseholdDistrict 16 · Bedok

Waterfront Isle

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2011

Quick Summary

Waterfront Isle is a commercial building in District 16 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 82 years remaining. 1 transaction is on record since 1995, most recently in Sept 2011. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on Waterfront Isle.

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What are the key facts about Waterfront Isle?

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

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 16 · Bedok
Address: 732 Bedok Reservoir Road
Land area: —
Completed: Not on record
Storeys: 15 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 563
Managing agent: JONES LANG LASALLE PROPERTY CONSULTANTS PTE LTD
Strata formed: 2016 (MCST 4457)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 6

About Waterfront Isle

Waterfront Isle is a mixed-use building in Bedok (District 16). It is located along Bedok Reservoir Road, Singapore 479262.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.5.

The site is leasehold, with about 82 years remaining on the lease.

1 transaction has been recorded here, at a median of S$1,502 psf. The most recent was in September 2011.

9 businesses are currently registered at this address with ACRA.

The nearest MRT is Bedok Reservoir MRT, 541 m away (about a 8-minute walk). The closest bus stop (Waterfront Isle) is 50 m away (about a 1-minute walk).

What is Waterfront Isle zoned as?

Key takeawayWaterfront Isle sits on land zoned RESIDENTIAL with a gross plot ratio of 2.5.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has Waterfront Isle sold for?

Key takeaway1 transaction is on record since 1995, most recently in Sept 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2011	Retail	S$1.18M	786 sqft	$1,502

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 Waterfront Isle 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 Waterfront Isle

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 Waterfront Isle?

Key takeawayURA's planning decisions at Waterfront Isle since 2000 are below. 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.

11 Sept 2019Approved
Additions & alterations
Proposed amendment to approved addition of an open sided staircase at basement 1 and 2 of existing waterfront condominium
8 Feb 2019Approved
Additions & alterations
Proposed addition of an open sided staircase at basement 1 and 2 of existing waterfront isle condominium on lot 07134c mk 28 at bedok reservoir 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).

What do commercial rents run near Waterfront Isle?

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 near Waterfront Isle?

Key takeawayThe nearest MRT/LRT is Bedok Reservoir MRT, about 541 m away — and 1 competing retail premises operate nearby.

Getting around

Bedok Reservoir MRT541 m · ~9 min

Amenities nearby

Waterfront Isle · 50 mEducational Institution · 118 mKCS Medical Group · 299 mKaki Bukit Community Centre · 609 mBedok Reservoir MRT Exit A · 619 mPlace Of Worship · 883 m

Competing premises nearby

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

Blk 511 Bedok North Street 3 · 685 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Waterfront Isle

Key takeawayThe nearest station is Bedok Reservoir (DT30), 541 m away — a moderately busy station, with about 20,000 taps in and out on an average weekday. 2 public car parks are within 500 m.

Foot traffic: busier than 8% of retail buildings

nearest MRT/LRT Bedok Reservoir (DT30) 541 m, about 20,000 taps a weekday; bus stops within 400 m: 7, about 6,030 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 49,000 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

Bedok Reservoir (DT30)541 m · about 20,000 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 Waterfront Isle. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 6,030 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 722/725 Bedok Reservoir Road (HDB)214 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 272 car lots
Blk 716/718/721 Bedok Reservoir Road (HDB)251 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 386 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Tampines Industrial Av E 3, 2.2 km away, S$90/month.

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

Who's registered at Waterfront Isle?

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

Information and communications
4
Wholesale and retail trade
1
Financial and insurance
1
Professional, scientific and technical services
0
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. ACRA, as of 2026-09-16.

Frequently asked questions about Waterfront Isle

Where is Waterfront Isle?⌄

Waterfront Isle is at 732 Bedok Reservoir Road, Singapore 479262, in the Bedok planning area.

What is Waterfront Isle zoned as?⌄

Waterfront Isle sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.5.

What is the tenure of Waterfront Isle?⌄

Waterfront Isle is leasehold. About 82 years remain on the lease.

What have units at Waterfront Isle sold for?⌄

Across 1 recorded transaction, the median price is S$1,502 psf. The latest was in September 2011.

What is the nearest MRT station to Waterfront Isle?⌄

Bedok Reservoir MRT is the closest, 541 m away (about a 8-minute walk).

How many businesses are registered at Waterfront Isle?⌄

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 Waterfront Isle.

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.

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.