CommercialRESIDENTIALFreeholdDistrict 14 · Bedok

109,109a Jalan Kembangan

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2020

Quick Summary

109,109a Jalan Kembangan is a commercial building in District 14 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan. It is freehold. 4 transactions are on record since 1995, most recently in Nov 2020. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 109,109a Jalan Kembangan.

Ask PropKaki

What are the key facts about 109,109a Jalan Kembangan?

Key takeaway109,109a Jalan Kembangan is a commercial building in District 14 · Bedok, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area
Tenure: Freehold
District / Area: District 14 · Bedok
Address: 109,109a Jalan Kembangan
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 4 (records start 1995)
Live listings: None
ACRA registrations: 0

About 109,109a Jalan Kembangan

109,109A Jalan Kembangan is a mixed-use property in Bedok (District 14). It is located along Jalan Kembangan, Singapore 419147.

Under the URA Master Plan it sits on land zoned residential.

The site is freehold.

4 transactions have been recorded here, at a median of S$1,270 psf. The most recent was in November 2020.

The nearest MRT is Kembangan MRT, 470 m away (about a 7-minute walk). The closest bus stop (Bef Jln Kembangan) is 170 m away (about a 3-minute walk).

What is 109,109a Jalan Kembangan zoned as?

Key takeaway109,109a Jalan Kembangan sits on land zoned RESIDENTIAL.

Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area

URA has not published a fixed plot ratio for this site — the Master Plan records "LND" (Landed housing area), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 109,109a Jalan Kembangan sold for?

Key takeaway4 transactions are on record since 1995, most recently in Nov 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2020	Shop House	S$2.17M	1,457 sqft	$1,489
Aug 2011	Shop House	S$2.31M	1,457 sqft	$1,585
Oct 2010	Shop House	S$1.53M	1,457 sqft	$1,050
Jun 2001	Shop House	S$910k	1,457 sqft	$624

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 109,109a Jalan Kembangan rent for?

Key takeawayNo street- or building-level rent is published here. Across District 14 retail, retail space rented at a median of $10.45 psf a month in 2026Q3, with the middle half of leases between $7.49 and $12.53. That is not this building's own rent, and never a quote for a particular unit.

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 109,109a Jalan Kembangan

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 109,109a Jalan Kembangan?

Key takeawayURA has approved 2 changes of use at 109,109a Jalan Kembangan 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.

8 Apr 2025Renewed
Continued use as child therapy centre
Continued use of the 1st storey premises as child therapy centre
3 Jul 2023Renewed
Continued use as child therapy centre
Proposed change of use of the 1st storey premises to child therapy centre
17 Jun 2021Approved
Change of use to therapy centre for children with developmental needs
Proposed change of use of 1st storey units to therapy centre for children with developmental needs
21 Apr 2020Renewed
Continued use as tuition centre/commercial school
Continued use of the 1st storey premises as tuition centre/commercial school
15 May 2018Renewed
Continued use as tuition centre/commercial school
Continued use of the 1st storey premises as tuition centre/commercial school
3 Jul 2012Approved
Additions & alterations
Proposed change of use to tuition centre/commercial school for the 1st storey and additions and alterations to the existing 2-storey shophouse
7 Sept 2011Refused
Additions & alterations
Proposed retention of attic to existing 2nd storey residential unit to existing 2-storey shophouse mk28 on lot 01919m 109a , jalan kembangan (bedok)
23 Sept 2010Approved
Change of use to pet shop
Proposed change of use of the 1st storey premises to pet shop (sale of pet accessory & pet grooming services)

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 109,109a Jalan Kembangan?

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 109,109a Jalan Kembangan?

Key takeawayThe nearest MRT/LRT is Kembangan MRT, about 470 m away — and 2 competing retail premisess operate nearby.

Getting around

Kembangan MRT470 m · ~7 min

Amenities nearby

Educational Institution · 34 mTaman Kembangan Pg · 146 mBef Jln Kembangan · 170 mKampong Kembangan Community Club · 238 mJustCare Medical · 270 mPlace Of Worship · 367 mKembangan MRT Exit B · 457 mHotel · 734 mBusiness Park · 740 mParkway East Hospital · 1.2 km

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 · 308 mBlk 630 Bedok Reservoir Road · 844 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 109,109a Jalan Kembangan

Key takeawayThe nearest station is Kembangan (EW6), 457 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 8% of retail buildings

nearest MRT/LRT Kembangan (EW6) 457 m, about 24,000 taps a weekday; bus stops within 400 m: 7, about 4,302 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 41,000 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)457 m · about 24,000 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 109,109a Jalan Kembangan. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 4,302 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 110,113-116 Lengkong Tiga (HDB)280 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 260 car lots
Blk 111-112 Lengkong Tiga (HDB)291 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 74 car lots
Blk 101-109 Lengkong Tiga (HDB)292 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 244 car lots
Jln Lapang (URA)321 m
S$0.60 per half-hour at midday on a weekday · 6 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: Changi Road Area, 744 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 109,109a Jalan Kembangan's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 109,109a Jalan Kembangan?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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.

Frequently asked questions about 109,109a Jalan Kembangan

Where is 109,109A Jalan Kembangan?⌄

109,109A Jalan Kembangan is at 109,109A Jalan Kembangan, Singapore 419147, in the Bedok planning area.

What is 109,109A Jalan Kembangan zoned as?⌄

109,109A Jalan Kembangan sits on land zoned residential under the URA Master Plan.

What is the tenure of 109,109A Jalan Kembangan?⌄

109,109A Jalan Kembangan is freehold.

What have units at 109,109A Jalan Kembangan sold for?⌄

Across 4 recorded transactions, the median price is S$1,270 psf. The latest was in November 2020.

What is the nearest MRT station to 109,109A Jalan Kembangan?⌄

Kembangan MRT is the closest, 470 m away (about a 7-minute walk).

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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.

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.

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 — 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.