128,128a Tembeling Road
128,128a Tembeling Road is a commercial building in District 15 · Geylang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 2 transactions are on record since 1995, most recently in Apr 2010. ACRA records 1 live company registration at this address.
What are the key facts about 128,128a Tembeling Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 1.4
- Tenure
- Freehold
- District / Area
- District 15 · Geylang
- Address
- 128,128a Tembeling Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Transactions on record
- 2 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About 128,128a Tembeling Road
128,128A Tembeling Road is a mixed-use property in Geylang (District 15). It is located along Tembeling Road, Singapore 423638.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.4.
The site is freehold.
2 transactions have been recorded here, at a median of S$1,058 psf. The most recent was in April 2010.
1 business is currently registered at this address with ACRA.
The nearest MRT is Marine Parade MRT, 967 m away (about a 15-minute walk). The closest bus stop (Aft Koon Seng Rd) is 17 m away (about a 0-minute walk).
What is 128,128a Tembeling Road zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 1.4
What has 128,128a Tembeling Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2010 | Shop House | S$2.58M | 2,070 sqft | $1,247 |
| Jun 2008 | Shop House | S$1.80M | 2,070 sqft | $870 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 128,128a Tembeling Road rent for?
Retail space — District 15 retail
Region band · 2026Q3S$ 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 15 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 128,128a Tembeling Road
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
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 128,128a Tembeling Road?
- 14 Dec 2009ApprovedAdditions & alterations
Regularisation of gfa and proposed amendment to the approved additions & alterations to the existing 2-storey shophouse
- 1 Jul 2009ApprovedAdditions & alterations
Proposed additions and alterations works to exisitng 2-storey shophouse
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$54.50 per unit).
What do commercial rents run near 128,128a Tembeling Road?
Indicative area yield — District 15 retail
An INDICATIVE AREA yield for District 15 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 15 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $121.08 | $139.73 | $241.82 |
| Level 1 · 30 & Below | $69.23 | $85.38 | $86.21 |
| Level 2 & 3 · 30 & Below | $47.87 | $67.50 | $87.18 |
| Level 1 · >30 - 100 | $73.94 | $87.91 | $101.01 |
| Level 2 & 3 · >30 - 100 | $57.08 | $76.47 | $184.13 |
| B1 & Below · >30 - 100 | $88.64 | $163.41 | $259.82 |
| Level 2 & 3 · >100 - 300 | $93.30 | $107.29 | $126.41 |
| Level 1 · >100 - 300 | $69.67 | $89.53 | $113.56 |
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 128,128a Tembeling Road?
Getting around
- Marine Parade MRT967 m · ~15 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.
Getting there and parking at 128,128a Tembeling Road
nearest MRT/LRT Marine Parade (TE26) 912 m, about 23,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 5,993 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 37,000 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
- Marine Parade (TE26)912 m · about 23,000 weekday taps
- Eunos (EW7)961 m · about 31,000 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 128,128a Tembeling Road. Transfers between lines don't tap, so interchanges read low.
Bus
9 bus stops within 400 m, with 5,993 boardings and alightings on an average weekday.
Public car parks within 500 m
- Joo Chiat Rd (Changi R D - East Coast Rd) (URA)91 mS$0.60 per half-hour at midday on a weekday · 107 car lots
- Tembeling Rd (URA)128 mS$0.60 per half-hour at midday on a weekday · 61 car lots
- Backlane (Onan Rd - Jo O Chiat Rd) (URA)130 m
- Onan Rd Off St (URA)153 mS$0.60 per half-hour at midday on a weekday · 15 car lots
- Dunman Rd Food Centre Off St (URA)170 mS$0.60 per half-hour at midday on a weekday · 8 car lots
Nearest URA season parking: Tanjong Katong Rd Off St, 830 m away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 128,128a Tembeling Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 128,128a Tembeling Road?
- Financial and insurance1
- Accommodation and food services0
- Manufacturing0
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 128,128a Tembeling Road
Where is 128,128A Tembeling Road?⌄
128,128A Tembeling Road is at 128,128A Tembeling Road, Singapore 423638, in the Geylang planning area.
What is 128,128A Tembeling Road zoned as?⌄
128,128A Tembeling Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.4.
What is the tenure of 128,128A Tembeling Road?⌄
128,128A Tembeling Road is freehold.
What have units at 128,128A Tembeling Road sold for?⌄
Across 2 recorded transactions, the median price is S$1,058 psf. The latest was in April 2010.
What is the nearest MRT station to 128,128A Tembeling Road?⌄
Marine Parade MRT is the closest, 967 m away (about a 15-minute walk).
How many businesses are registered at 128,128A Tembeling Road?⌄
1 business is 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 128,128a Tembeling Road.
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.