CommercialCOMMERCIALConservation999-year leaseholdDistrict 8 · Rochor

109.111,113,115 Etc Jalan Besar

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2022

Quick Summary

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. 2 units are currently listed for rent. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 109.111,113,115 Etc Jalan Besar.

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What are the key facts about 109.111,113,115 Etc Jalan Besar?

Key takeaway109.111,113,115 Etc Jalan Besar is a commercial building in District 8 · Rochor, zoned COMMERCIAL, held 999-year leasehold.

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: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Submarket: City Fringe
Listed as: Other Retail, Shop / Shophouse
Transactions on record: 1 (records start 1995)
Live listings: 2
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?

Key takeaway109.111,113,115 Etc Jalan Besar sits on land zoned COMMERCIAL, with conservation status, inside the Central Area.

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.

Run the full zoning report for this building →

What has 109.111,113,115 Etc Jalan Besar sold for?

Key takeaway1 transaction is on record since 1995, most recently in Sept 2022 — too few to support a median, so the deals themselves are listed instead.

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. sqm ↔ sq ft converter

What does space at 109.111,113,115 Etc Jalan Besar rent for?

Key takeawayNo street- or building-level rent is published here. Across District 8 retail, retail space rented at a median of $8.25 psf a month in 2026Q3, with the middle half of leases between $6.30 and $9.03. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 8 retail

Region band · 2026Q3

25th pct

$6.30

$67.76 psm

Median

$8.25

$88.77 psm

75th pct

$9.03

$97.19 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 8 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 109.111,113,115 Etc Jalan Besar

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.

How fast units move at 109.111,113,115 Etc Jalan Besar

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 109.111,113,115 Etc Jalan Besar?

Key takeawayThis is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

F&B and nightlife here

No new bars, pubs, nightclubs or karaoke lounges (a Historic Conservation Area).

Per URA's Use of Buildings in Conservation Areas. A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

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 109.111,113,115 Etc Jalan Besar?

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

Indicative area yield — District 8 retail

Gross yield (area)

3.6%

3.3% net of property tax

Rent side (median of bands)

$88.77 psm/mo

2026Q3

Price side (strata, 5y)

$2,744 psf

59 sales

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, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$67.76	$96.11	$143.21
Level 1 · 30 & Below	$76.14	$92.59	$171.04
B1 & Below · 30 & Below	$90.68	$93.21	$137.37
Level 2 & 3 · >30 - 100	$46.15	$61.63	$86.96
Level 1 · >30 - 100	$73.94	$90.91	$97.19
B1 & Below · >30 - 100	$82.17	$88.77	$163.62
Level 1 · >100 - 300	$59.57	$69.55	$95.87
Level 2 & 3 · >100 - 300	$43.92	$47.03	$64.17

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 available at 109.111,113,115 Etc Jalan Besar right now?

Key takeaway2 units are currently listed at 109.111,113,115 Etc Jalan Besar. One row per unit; several agents often market the same unit.

For rent (2)

Little India Conservation AreaS$8k/mo · 826 sqft
117 Jalan Besar2 agentsS$8k/mo · 827 sqft

Browse every listing at this building →

What is near 109.111,113,115 Etc Jalan Besar?

Key takeawayThe nearest MRT/LRT is Jalan Besar MRT, about 147 m away — and 3 competing retail premisess operate nearby.

Getting around

Jalan Besar MRT147 m · ~2 min

Amenities nearby

Opp Veerasamy Rd · 47 mRochor Medical Centre · 69 mJalan Besar MRT Exit B · 120 mPlace Of Worship · 199 mEducational Institution · 238 mRowell Rd Os · 245 mHotel · 316 mRaffles Hospital · 612 mJalan Besar Community Club · 693 m

Competing premises nearby

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

Berseh Food Centre · 163 mNTUC Fairprice Co-operative Ltd · 215 mCity Square Mall · 565 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 109.111,113,115 Etc Jalan Besar

Key takeawayThe nearest station is Jalan Besar (DT22), 119 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 71 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 71% of retail buildings

nearest MRT/LRT Jalan Besar (DT22) 119 m, about 21,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 5, about 17,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 32,000 residents within 1 km (June 2026); 3 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

Jalan Besar (DT22)119 m · about 21,000 weekday taps
Rochor (DT13)383 m · about 22,000 weekday taps
Bugis (EW12 / DT14)580 m · about 109,000 weekday taps
Farrer Park (NE8)595 m · about 57,000 weekday taps
Little India (NE7 / DT12)615 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 109.111,113,115 Etc Jalan Besar. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Backlane (Kelantan Lan E - Kelantan Rd) (URA)47 m
Kelantan Rd (URA)91 m
S$0.60 per half-hour at midday on a weekday · 4 car lots
Blk 638 Veerasamy Road (HDB)99 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 136 car lots
Kelantan Lane (URA)106 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Backlane (Rowell Rd) (URA)114 m

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Public car parks only, by straight-line distance, with the operator's published rates. 109.111,113,115 Etc Jalan Besar's own car park, if it has one, and its charges are not in the open data.

Who's registered at 109.111,113,115 Etc Jalan Besar?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 109.111,113,115 Etc Jalan Besar as their registered address. These are registered businesses, not who occupies the space.

Other services
0
Wholesale and retail trade
0
Administrative and support 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 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).

For agents · in the PropKaki app

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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.

F&B / nightlife: per URA's Use of Buildings in Conservation Areas. A planning guideline, not a decision on any unit.

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.

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's rules for conservation areas, URA car park data (URA Data Service), 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.