CommercialRESIDENTIALDistrict 9 · Newton

10 Winstedt Road

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

10 Winstedt Road is a commercial building in District 9 · Newton, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 59 live company registrations at this address.

The facts are here — now get the verdict on 10 Winstedt Road.

Ask PropKaki

What are the key facts about 10 Winstedt Road?

Key takeaway10 Winstedt Road is a commercial building in District 9 · Newton, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 9 · Newton
Address: 10 Winstedt Road
Land area: —
Completed: Not on record
Storeys: Not on record
Developer: Singapore Land Authority (per CommercialGuru)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 59

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 10 Winstedt Road

10 Winstedt Road is a mixed-use building in Newton (District 09). It is located along Winstedt Road, Singapore 227977.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8. It lies inside the Central Area.

63 businesses are currently registered at this address with ACRA.

The nearest MRT is Newton MRT, 634 m away (about a 10-minute walk). The closest bus stop (Bef Winstedt Rd) is 137 m away (about a 2-minute walk). United Square is 805 m away (about a 13-minute walk).

What is 10 Winstedt Road zoned as?

Key takeaway10 Winstedt Road sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8, inside the Central Area.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What does space at 10 Winstedt Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 9 retail, retail space rented at a median of $11.90 psf a month in 2026Q3, with the middle half of leases between $9.24 and $17.57. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 9 retail

Region band · 2026Q3

25th pct

$9.24

$99.43 psm

Median

$11.90

$128.12 psm

75th pct

$17.57

$189.09 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 9 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 10 Winstedt Road

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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 10 Winstedt Road?

Key takeawayURA has approved 8 changes of use at 10 Winstedt Road since 2000, most recently in 2018. 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.

3 Jan 2018ApprovedFloor 1
Change of use to existing restaurant
Proposed outdoor refreshment area (ora) to existing restaurant at unit #01-XX on lots 00155m, 00234t and 98980l ts27 at 10 winstedt road (newton planning area)
27 Jun 2014ApprovedFloor 1
Change of use: office → dance studio
Proposed change of use of #01-XX from office to a dance studio at block a of former monk's hill secondary school
16 Jun 2014RenewedFloor 3
Continued use as commercial school
Continued use of unit #03-XX as commercial school at block a of former monk's hill secondary school
16 Jun 2014RenewedFloor 1
Continued use as restaurant with ancillary live band
Continued use of unit #01-XX as restaurant with ancillary live band
16 Jun 2014RenewedFloor 2
Continued use as commercial school
Continued use of unit #02-XX as commercial school at block a of former monk's hill secondary school
6 Nov 2012ApprovedFloor 2
Change of use to commercial school
Change of use of unit #02-XX to commercial school at block a of former monk's hill secondary school
21 Sept 2012ApprovedFloor 3
Change of use to commercial school
Change of use of unit #03-XX to commercial school at block a of former monk's hill secondary school
16 Jul 2012ApprovedFloor 1
Change of use to restaurant with ancillary live band
Proposed change of use of unit #01-XX to restaurant with ancillary live band
14 Feb 2012ApprovedFloor 1
Additions & alterations
Proposed outdoor refreshment area (ora) for staff restaurant use at #01-XX at former monk's hill secondary school
6 Sept 2010ApprovedFloor 3
Change of use: office → commercial school
Change of use of units #03-XX, #03-XX & #03-XX from office to commercial school at block a of former monk's hill secondary school
9 Apr 2010ApprovedFloor 2
Change of use to commercial school
Change of use of unit (#02-XX) to commercial school at block a of former monk's hill secondary school
9 Jun 2009Approved
Change of use: office → commercial school
Change of use from office to commercial school (childcare centre/pre-school) at block c of former monk's hill secondary school

1 earlier change-of-use and A&A decision is 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).

What do commercial rents run near 10 Winstedt Road?

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

Indicative area yield — District 9 retail

Gross yield (area)

3.2%

2.9% net of property tax

Rent side (median of bands)

$128.12 psm/mo

2026Q3

Price side (strata, 5y)

$4,434 psf

190 sales

An INDICATIVE AREA yield for District 9 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 9 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$101.79	$127.98	$144.93
B1 & Below · 30 & Below	$231.82	$392.95	$544.95
Level 2 & 3 · 30 & Below	$97.06	$128.26	$157.50
Level 1 · 30 & Below	$131.15	$157.04	$196.05
Level 1 · >30 - 100	$112.35	$161.16	$217.81
Level 2 & 3 · >30 - 100	$91.89	$118.41	$156.35
Level 4 & Above · >30 - 100	$81.28	$100.52	$133.94
B1 & Below · >30 - 100	$155.98	$328.55	$492.13

Office rents — Central Area ($ psm/month, 2026Q3)

Building class · size band	25th pct	Median	75th pct
Category 2 · 100 & Below	$54.65	$69.39	$88.80
Category 1 · 100 & Below	$103.62	$122.24	$132.43
Category 1 · >100 - 200	$116.28	$126.99	$148.35
Category 2 · >100 - 200	$65.57	$82.87	$97.63
Category 1 · >200 - 500	$114.67	$128.09	$145.77
Category 2 · >200 - 500	$64.83	$82.57	$94.73
Category 1 · >500 - 1000	$106.56	$137.78	$148.23
Category 2 · >500 - 1000	$85.04	$89.34	$109.80

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 10 Winstedt Road?

Key takeawayThe nearest MRT/LRT is Newton MRT, about 634 m away.

Getting around

Newton MRT634 m · ~10 min

Amenities nearby

Bef Winstedt Rd · 137 mHooper Rd Pg · 287 mNewton Food Centre · 328 mCairnhill Community Club · 340 mPlace Of Worship · 380 mNewton MRT Exit B · 465 mMyCLNQ Medical @ Jurong · 500 mKK Women's and Children's Hospital · 544 mHotel · 577 mEducational Institution · 642 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 10 Winstedt Road

Key takeawayThe nearest station is Newton (NS21 / DT11), 465 m away — one of the busiest stations, with about 116,000 taps in and out on an average weekday. 2 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 27% of retail buildings

nearest MRT/LRT Newton (NS21/DT11) 465 m, about 116,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 4, about 3,065 taps a weekday; Newton: 13,644 resident workers (Census 2020, by workplace); about 21,000 residents within 1 km (June 2026); 4 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

Newton (NS21 / DT11)465 m · about 116,000 weekday taps
Little India (NE7 / DT12)760 m · about 55,000 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 10 Winstedt Road. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 3,065 boardings and alightings on an average weekday.

Public car parks within 500 m

Clemenceau Ave North ( Newton Fc) (URA)264 m
S$0.60 per half-hour at midday on a weekday · season S$80/month · 241 car lots
Kampong Java Rd (URA)349 m
S$0.60 per half-hour at midday on a weekday · 30 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 10 Winstedt Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 10 Winstedt Road?

Key takeaway59 live companies (and LLPs and branches; sole proprietors are not counted) list 10 Winstedt Road as their registered address. These are registered businesses, not who occupies the space.

Education
18
Wholesale and retail trade
11
Health and social services
7
Information and communications
6
Professional, scientific and technical services
4
Financial and insurance
4
Real estate
4
Administrative and support services
2
Construction
1
Arts, entertainment and recreation
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 10 Winstedt Road

Where is 10 Winstedt Road?⌄

10 Winstedt Road is at 10 Winstedt Road, Singapore 227977, in the Newton planning area.

What is 10 Winstedt Road zoned as?⌄

10 Winstedt Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 10 Winstedt Road?⌄

No caveats have been lodged for 10 Winstedt Road 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 10 Winstedt Road?⌄

Newton MRT is the closest, 634 m away (about a 10-minute walk).

How many businesses are registered at 10 Winstedt Road?⌄

63 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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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Developer: as CommercialGuru names it, not checked against an official record.

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.

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.

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

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 CommercialGuru, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.