CommercialCOMMERCIALDistrict 14 · Geylang

118 Aljunied Avenue 2

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

118 Aljunied Avenue 2 is a commercial building in District 14 · Geylang, on land zoned COMMERCIAL under the URA Master Plan. 16 units are currently listed for sale or rent. ACRA records 20 live company registrations at this address.

The facts are here — now get the verdict on 118 Aljunied Avenue 2.

Ask PropKaki

What are the key facts about 118 Aljunied Avenue 2?

Key takeaway118 Aljunied Avenue 2 is a commercial building in District 14 · Geylang, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 14 · Geylang
Address: —
Land area: 4,825 sqm
Completed: 1986 (HDB Property Information)
Storeys: 7 (HDB Property Information)
Submarket: City Fringe
Listed as: Shop / Shophouse, Food & Beverage, Other Retail
Transactions on record: None recorded
Live listings: 16
ACRA registrations: 20

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 118 Aljunied Avenue 2

118 Aljunied Avenue 2 is a commercial building in Geylang (District 14). It is located along Aljunied Avenue 2, Singapore 380118.

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

It occupies roughly 4,825 sqm of land with about 198 sqm of gross floor area.

180 businesses are currently registered at this address with ACRA.

The nearest MRT is Paya Lebar MRT, 625 m away (about a 10-minute walk). The closest bus stop (Geylang Polyclinic) is 131 m away (about a 2-minute walk). Paya Lebar Square is 595 m away (about a 9-minute walk).

What is 118 Aljunied Avenue 2 zoned as?

Key takeaway118 Aljunied Avenue 2 sits on land zoned COMMERCIAL.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation

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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 does space at 118 Aljunied Avenue 2 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 118 Aljunied Avenue 2

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 118 Aljunied Avenue 2

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 13 units for rent; 3 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 3 new listings appeared and 3 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings 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 118 Aljunied Avenue 2?

Key takeawayURA has approved 3 changes of use at 118 Aljunied Avenue 2 since 2000, most recently in 2008. 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.

12 Aug 2016Approved
Additions & alterations
Propose additions & alterations to existing multi-storey carpark block 118 with new lift / lift lobby at aljunied avenue 2 (lift installation programme to existing mscp)
7 Mar 2008ApprovedFloor 1
Change of use: shop → commercial school and internal partition works to part of level 2 of unit #01-xx
Proposed change of use from shop to commercial school and internal partition works to part of level 2 of unit #01-XX
26 Feb 2003ApprovedFloor 1
Change of use to clubhouse
Proposed use of the 2nd storey of unit #01-XX as clubhouse
23 May 2002ApprovedFloor 3
Change of use to commercial school
Proposed use of unit #03-XX as commercial school

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 118 Aljunied Avenue 2?

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 available at 118 Aljunied Avenue 2 right now?

Key takeaway16 units are currently listed at 118 Aljunied Avenue 2 — 3 for sale and 13 for rent. One row per unit; several agents often market the same unit.

For sale (3)

118 Aljunied Avenue 22 agentsS$2.70M · 915 sqft
118 Aljunied Ave 22 agentsS$1.08M · 344 sqft
118 Aljunied Ave 22 agentsS$618k · 333 sqft

For rent (13)

118 Aljunied Avenue 22 agentsS$2k/mo · 323 sqft
Geylang EastS$2k/mo · 323 sqft
Geylang EastS$4k/mo · 260 sqft
118 Aljunied Avenue 2S$6k/mo · 760 sqft

Browse every listing at this building →

What is near 118 Aljunied Avenue 2?

Key takeawayThe nearest MRT/LRT is Paya Lebar MRT, about 625 m away.

Getting around

Paya Lebar MRT625 m · ~10 min

Amenities nearby

Cold Storage Singapore (1983) Pte Ltd · 0 mGeylang Polyclinic · 61 mBlk 117 Aljunied Ave 2 · 81 mGeylang Polyclinic · 131 mAljunied Medical Clinic · 134 mPlace Of Worship · 185 mGeylang East Pk · 200 mEducational Institution · 385 mMacPherson Community Club · 491 mHotel · 494 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 118 Aljunied Avenue 2

Key takeawayThe nearest station is Paya Lebar (EW8 / CC9), 526 m away — one of the busiest stations, with about 95,000 taps in and out on an average weekday. 15 public car parks are within 500 m.

Foot traffic: busier than 43% of retail buildings

nearest MRT/LRT Paya Lebar (EW8/CC9) 526 m, about 95,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 5, about 7,644 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 50,000 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

Paya Lebar (EW8 / CC9)526 m · about 95,000 weekday taps
MacPherson (CC10 / DT26)585 m · about 39,000 weekday taps
Aljunied (EW9)635 m · about 47,000 weekday taps
Mattar (DT25)824 m · 9,848 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 118 Aljunied Avenue 2. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 7,644 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 118 Aljunied Avenue 2 (HDB)26 m
S$0.60 per half-hour at midday on a weekday · gantry 1.8 m · 231 car lots
Blk 118 Aljunied Avenue 2 (HDB)54 m
no short-term parking · 3 car lots
Blk 119 Aljunied Crescent (HDB)121 m
S$0.60 per half-hour at midday on a weekday · 128 car lots
Blk 114-117 Aljunied Avenue 2 (HDB)140 m
S$0.60 per half-hour at midday on a weekday · 64 car lots
Blk 95 & 113 Aljunied Crescent (HDB)158 m
S$0.60 per half-hour at midday on a weekday · 45 car lots

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.

Nearest URA season parking: Geylang Area, 964 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 118 Aljunied Avenue 2's own car park, if it has one, and its charges are not in the open data.

Who's registered at 118 Aljunied Avenue 2?

Key takeaway20 live companies (and LLPs and branches; sole proprietors are not counted) list 118 Aljunied Avenue 2 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
6
Other services
5
Professional, scientific and technical services
3
Accommodation and food services
2
Manufacturing
1
Health and social services
1
Construction
1
Arts, entertainment and recreation
1
Information and communications
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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 118 Aljunied Avenue 2

Where is 118 Aljunied Avenue 2?⌄

118 Aljunied Avenue 2 is at Aljunied Avenue 2, Singapore 380118, in the Geylang planning area.

What is 118 Aljunied Avenue 2 zoned as?⌄

118 Aljunied Avenue 2 sits on land zoned commercial under the URA Master Plan.

Have there been any recorded transactions at 118 Aljunied Avenue 2?⌄

No caveats have been lodged for 118 Aljunied Avenue 2 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 118 Aljunied Avenue 2?⌄

Paya Lebar MRT is the closest, 625 m away (about a 10-minute walk).

How many businesses are registered at 118 Aljunied Avenue 2?⌄

180 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

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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%).

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 HDB Property Information, 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.