109.111,113,115 Etc Jalan Besar
109.111,113,115 Etc Jalan Besar is a commercial building in District 8 · Rochor, on land zoned COMMERCIAL under the URA Master Plan. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in Sept 2022. 1 unit is currently listed for rent. ACRA records 0 live company registrations at this address.
What are the key facts about 109.111,113,115 Etc Jalan Besar?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- 999-year leasehold
- District / Area
- District 8 · Rochor
- Address
- 109.111,113,115 Etc Jalan Besar
- Land area
- —
- Transactions on record
- 1 (records start 1995)
- Live listings
- 1
- ACRA registrations
- 0
About 109.111,113,115 Etc Jalan Besar
109.111,113,115 Etc Jalan Besar is a commercial property in Rochor (District 08). It is located along Etc Jalan Besar, Singapore 208837.
Under the URA Master Plan it sits on land zoned commercial. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines. It lies inside the Central Area.
The site is 999-year leasehold, with about 899 years remaining on the lease.
1 transaction has been recorded here, at a median of S$6,075 psf. The most recent was in September 2022.
The nearest MRT is Jalan Besar MRT, 147 m away (about a 2-minute walk). The closest bus stop (Opp Veerasamy Rd) is 47 m away (about a 1-minute walk).
What is 109.111,113,115 Etc Jalan Besar zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- Little India
- Conserved building
- Yes
- Urban design area
- Udga
- Central Area
- Yes
URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.
What has 109.111,113,115 Etc Jalan Besar sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Sept 2022 | Shop House | S$40.00M | 6,584 sqft | $6,075 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
What do commercial rents run near 109.111,113,115 Etc Jalan Besar?
Indicative area yield — District 8 retail
An INDICATIVE AREA yield for District 8 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 8 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $92.22 | $107.29 | $134.61 |
| Level 2 & 3 · 30 & Below | $60.38 | $67.06 | $71.17 |
| Level 1 · >30 - 100 | $65.65 | $79.01 | $105.39 |
| Level 2 & 3 · >30 - 100 | $53.41 | $58.43 | $108.12 |
| B1 & Below · >30 - 100 | $185.86 | $205.31 | $205.79 |
| Level 1 · >100 - 300 | $43.81 | $68.53 | $71.93 |
| Level 4 & Above · >100 - 300 | $86.62 | $94.73 | $108.30 |
| B1 & Below · >300 | $50.00 | $59.34 | $62.68 |
Office rents — Central Area ($ psm/month, 2026Q2)
| Building class · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Category 1 · 100 & Below | $91.40 | $96.39 | $119.48 |
| Category 2 · 100 & Below | $57.98 | $71.59 | $86.82 |
| Category 1 · >100 - 200 | $113.24 | $120.54 | $144.36 |
| Category 2 · >100 - 200 | $59.40 | $77.88 | $96.88 |
| Category 2 · >200 - 500 | $69.97 | $89.34 | $97.94 |
| Category 1 · >200 - 500 | $112.64 | $129.70 | $148.82 |
| Category 1 · >500 - 1000 | $119.97 | $136.70 | $147.13 |
| Category 2 · >500 - 1000 | $55.42 | $82.91 | $92.66 |
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 109.111,113,115 Etc Jalan Besar right now?
For rent (1)
- Jalan Besar2 agentsS$8k/mo · 827 sqft
What is near 109.111,113,115 Etc Jalan Besar?
Getting around
- Jalan Besar MRT147 m · ~2 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at 109.111,113,115 Etc Jalan Besar?
- 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 109.111,113,115 Etc Jalan Besar
Where is 109.111,113,115 Etc Jalan Besar?⌄
109.111,113,115 Etc Jalan Besar is at 109.111,113,115 Etc Jalan Besar, Singapore 208837, in the Rochor planning area.
What is 109.111,113,115 Etc Jalan Besar zoned as?⌄
109.111,113,115 Etc Jalan Besar sits on land zoned commercial under the URA Master Plan.
What is the tenure of 109.111,113,115 Etc Jalan Besar?⌄
109.111,113,115 Etc Jalan Besar is 999-year leasehold. About 899 years remain on the lease.
Is 109.111,113,115 Etc Jalan Besar a conserved property?⌄
Yes. 109.111,113,115 Etc Jalan Besar falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 109.111,113,115 Etc Jalan Besar sold for?⌄
Across 1 recorded transaction, the median price is S$6,075 psf. The latest was in September 2022.
What is the nearest MRT station to 109.111,113,115 Etc Jalan Besar?⌄
Jalan Besar MRT is the closest, 147 m away (about a 2-minute walk).
The facts are here — now get the verdict on 109.111,113,115 Etc Jalan Besar.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.