120 Jalan Besar
120 Jalan Besar is a commercial building in District 8 · Rochor, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Aug 2005. 1 unit is currently listed for rent. ACRA records 2 live company registrations at this address.
What are the key facts about 120 Jalan Besar?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 8 · Rochor
- Address
- 120 Jalan Besar
- Land area
- —
- Transactions on record
- 1 (records start 1995)
- Live listings
- 1
- ACRA registrations
- 2
About 120 Jalan Besar
120 Jalan Besar is a commercial property in Rochor (District 08). It is located along Jalan Besar, Singapore 208839.
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 freehold.
1 transaction has been recorded here, at a median of S$356 psf. The most recent was in August 2005.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Jalan Besar MRT, 174 m away (about a 3-minute walk). The closest bus stop (Opp Veerasamy Rd) is 10 m away (about a 0-minute walk).
What is 120 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 120 Jalan Besar sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Aug 2005 | Shop House | S$400k | 1,123 sqft | $356 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Jalan Besar price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 120 Jalan Besar?
Indicative area yield — District 8 retail
An INDICATIVE AREA yield for District 8 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 8 ($ 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 120 Jalan Besar right now?
For rent (1)
- Jalan BesarS$7k/mo · 1,100 sqft
What is near 120 Jalan Besar?
Getting around
- Jalan Besar MRT174 m · ~3 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 120 Jalan Besar?
- Live registrations
- 2
- Registered last 3 years
- 2
- Most common type
- Local Company
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 120 Jalan Besar
Where is 120 Jalan Besar?⌄
120 Jalan Besar is at 120 Jalan Besar, Singapore 208839, in the Rochor planning area.
What is 120 Jalan Besar zoned as?⌄
120 Jalan Besar sits on land zoned commercial under the URA Master Plan.
What is the tenure of 120 Jalan Besar?⌄
120 Jalan Besar is freehold.
Is 120 Jalan Besar a conserved property?⌄
Yes. 120 Jalan Besar falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 120 Jalan Besar sold for?⌄
Across 1 recorded transaction, the median price is S$356 psf. The latest was in August 2005.
What is the nearest MRT station to 120 Jalan Besar?⌄
Jalan Besar MRT is the closest, 174 m away (about a 3-minute walk).
How many businesses are registered at 120 Jalan Besar?⌄
2 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.
The facts are here — now get the verdict on 120 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.