CommercialRESIDENTIALDistrict 3 · Bukit Merah

102 Henderson Road

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

102 Henderson Road is a commercial building in District 3 · Bukit Merah, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 4.0. ACRA records 7 live company registrations at this address.

The facts are here — now get the verdict on 102 Henderson Road.

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What are the key facts about 102 Henderson Road?

Key takeaway102 Henderson Road is a commercial building in District 3 · Bukit Merah, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 4.0
Tenure: Not on record
District / Area: District 3 · Bukit Merah
Address: 102 Henderson Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 7

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 102 Henderson Road

102 Henderson Road is a mixed-use building in Bukit Merah (District 03). It is located along Henderson Road, Singapore 159562.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 4.

8 businesses are currently registered at this address with ACRA.

The nearest MRT is Tiong Bahru MRT, 652 m away (about a 10-minute walk). The closest bus stop (Blk 95B) is 69 m away (about a 1-minute walk). Tiong Bahru Plaza is 603 m away (about a 9-minute walk).

What is 102 Henderson Road zoned as?

Key takeaway102 Henderson Road sits on land zoned RESIDENTIAL with a gross plot ratio of 4.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 4.0

Run the full zoning report for this building →

What does space at 102 Henderson Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 3 retail, retail space rented at a median of $10.49 psf a month in 2026Q3, with the middle half of leases between $7.49 and $14.10. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 3 retail

Region band · 2026Q3

25th pct

$7.49

$80.65 psm

Median

$10.49

$112.95 psm

75th pct

$14.10

$151.72 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 3 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 102 Henderson 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 102 Henderson Road?

Key takeawayURA has approved 1 change of use at 102 Henderson Road since 2000, most recently in 2021. 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.

24 May 2022Renewed
Change of use
Continued use of part level 2 badminton courts for sports & recreation activities
21 May 2021Approved
Change of use
Proposed change of use of part level 2 badminton courts for sports & recreation activities

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 102 Henderson 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 3 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$112.95 psm/mo

2026Q3

Price side (strata, 5y)

$3,294 psf

38 sales

An INDICATIVE AREA yield for District 3 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 3 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$78.10	$94.74	$116.67
Level 1 · 30 & Below	$73.20	$92.12	$107.33
Level 1 · >30 - 100	$83.20	$164.15	$200.48
Level 2 & 3 · >30 - 100	$58.43	$67.44	$75.00
Level 1 · >100 - 300	$226.54	$240.67	$264.22
Level 2 & 3 · >100 - 300	$83.56	$131.15	$186.77

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 102 Henderson Road?

Key takeawayThe nearest MRT/LRT is Tiong Bahru MRT, about 652 m away.

Getting around

Tiong Bahru MRT652 m · ~10 min

Amenities nearby

Blk 95B · 69 mBlk 115 Bukit Merah View · 96 mThe Medical House Clinic & Surgery · 134 mBukit Merah Community Centre · 195 mPlace Of Worship · 231 mEducational Institution · 304 mTiong Bahru Pk · 306 mCold Storage Singapore (1983) Pte Ltd · 331 mBukit Merah Polyclinic · 585 mRedhill MRT Exit B · 596 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 102 Henderson Road

Key takeawayThe nearest station is Redhill (EW18), 596 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 18 public car parks are within 500 m.

Foot traffic: busier than 47% of retail buildings

nearest MRT/LRT Redhill (EW18) 596 m, about 39,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 11, about 22,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 62,000 residents within 1 km (June 2026); 2 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

Redhill (EW18)596 m · about 39,000 weekday taps
Tiong Bahru (EW17)604 m · about 52,000 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 102 Henderson Road. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 22,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 115 Bukit Merah View (HDB)101 m
S$0.60 per half-hour at midday on a weekday
Blk 96 Henderson Road (HDB)134 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 751 car lots
Blk 116/117 Bukit Merah View (HDB)180 m
S$0.60 per half-hour at midday on a weekday · 148 car lots
Blk 116 Bukit Merah View (HDB)197 m
S$0.60 per half-hour at midday on a weekday · 26 car lots
Blk 126A Bukit Merah View (HDB)256 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 361 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: Ganges Ave Off St, 1.3 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 102 Henderson Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 102 Henderson Road?

Key takeaway7 live companies (and LLPs and branches; sole proprietors are not counted) list 102 Henderson Road as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
2
Administrative and support services
2
Accommodation and food services
1
Education
1
Arts, entertainment and recreation
1
Construction
0
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 102 Henderson Road

Where is 102 Henderson Road?⌄

102 Henderson Road is at 102 Henderson Road, Singapore 159562, in the Bukit Merah planning area.

What is 102 Henderson Road zoned as?⌄

102 Henderson Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 4.

Have there been any recorded transactions at 102 Henderson Road?⌄

No caveats have been lodged for 102 Henderson 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 102 Henderson Road?⌄

Tiong Bahru MRT is the closest, 652 m away (about a 10-minute walk).

How many businesses are registered at 102 Henderson Road?⌄

8 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.

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.

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%).

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 PropKaki's submarket map, URA planning decisions, 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.