CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 5 · Queenstown

128 Pasir Panjang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 1995

Quick Summary

128 Pasir Panjang Road is a commercial building in District 5 · Queenstown, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 1 transaction is on record since 1995, most recently in Nov 1995. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 128 Pasir Panjang Road.

Ask PropKaki

What are the key facts about 128 Pasir Panjang Road?

Key takeaway128 Pasir Panjang Road is a commercial building in District 5 · Queenstown, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 5 · Queenstown
Address: 128 Pasir Panjang Road
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 3
Strata formed: 1977 (MCST 0336)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

What are the specs at 128 Pasir Panjang Road?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About 128 Pasir Panjang Road

128 Pasir Panjang Road is a commercial property in Queenstown (District 05). It is located along Pasir Panjang Road, Singapore 118547.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold.

1 transaction has been recorded here, at a median of S$820 psf. The most recent was in November 1995.

1 business is currently registered at this address with ACRA.

The nearest MRT is Pasir Panjang MRT, 193 m away (about a 3-minute walk). The closest bus stop (Opp Currency Hse) is 16 m away (about a 0-minute walk).

What is 128 Pasir Panjang Road zoned as?

Key takeaway128 Pasir Panjang Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 128 Pasir Panjang Road sold for?

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

Date	Use	Price	Area	PSF
Nov 1995	Shop House	S$900k	1,098 sqft	$820

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 Pasir Panjang Road rent for?

Key takeawayNo rent is published for 128 Pasir Panjang Road itself. On its street, Pasir Panjang Road, retail space rented at a median of $6.68 psf a month in 2026Q2, with the middle half of leases between $4.32 and $8.32. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Pasir Panjang Road

Street level · 2026Q2

25th pct

$4.32

$46.46 psm

Median

$6.68

$71.94 psm

75th pct

$8.32

$89.51 psm

S$ per sq ft per month · median -50% on a year earlier

2021Q3 · $73.74 psm2026Q2 · $71.94 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Office space on Pasir Panjang Road

Street level · 2026Q3

25th pct

—

— psm

Median

$9.00

$96.85 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 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 5 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 Pasir Panjang Road

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.

What's been approved at 128 Pasir Panjang Road?

Key takeawayURA's planning decisions at 128 Pasir Panjang Road since 2000 are below. 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.

20 Nov 2015Refused
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant at 128 pasir panjang road

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).

How does Pasir Panjang Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 128 Pasir Panjang Road?

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

Indicative area yield — District 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 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 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

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 Pasir Panjang Road?

Key takeawayThe nearest MRT/LRT is Pasir Panjang MRT, about 193 m away — and 1 competing retail premises operate nearby.

Getting around

Pasir Panjang MRT193 m · ~3 min

Amenities nearby

Opp Currency Hse · 16 mPasir Panjang MRT Exit A · 118 mPlace Of Worship · 135 mPort / Airport · 196 mJambol Place Park · 454 mBusiness Park · 471 mHotel · 872 mAlexandra Hospital · 1.3 km

Competing premises nearby

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

Pasir Panjang Food Centre · 188 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 128 Pasir Panjang Road

Key takeawayThe nearest station is Pasir Panjang (CC26), 118 m away — a quiet station, with about 14,000 taps in and out on an average weekday. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 10% of retail buildings

nearest MRT/LRT Pasir Panjang (CC26) 118 m, about 14,000 taps a weekday; bus stops within 400 m: 4, about 4,830 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 4,926 residents within 1 km (June 2026); 0 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

Pasir Panjang (CC26)118 m · about 14,000 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 Pasir Panjang Road. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 4,830 boardings and alightings on an average weekday.

Public car parks within 500 m

Pepys Rd Off St (URA)76 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Pasir Panjang Food Cen Tre (Temp) Off St (URA)111 m
S$0.60 per half-hour at midday on a weekday · 76 car lots
Pasir Panjang Food Cen Tre Off St (URA)197 m
S$0.60 per half-hour at midday on a weekday · 58 car lots
Pasir Panjang Road Are A (URA)290 m
season S$90/month
Pasir Panjang Rd Off S T (URA)293 m
S$0.60 per half-hour at midday on a weekday · 19 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 128 Pasir Panjang Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 128 Pasir Panjang Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 128 Pasir Panjang Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1

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 Pasir Panjang Road

Where is 128 Pasir Panjang Road?⌄

128 Pasir Panjang Road is at 128 Pasir Panjang Road, Singapore 118547, in the Queenstown planning area.

What is 128 Pasir Panjang Road zoned as?⌄

128 Pasir Panjang Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 128 Pasir Panjang Road?⌄

128 Pasir Panjang Road is freehold.

What have units at 128 Pasir Panjang Road sold for?⌄

Across 1 recorded transaction, the median price is S$820 psf. The latest was in November 1995.

What is the nearest MRT station to 128 Pasir Panjang Road?⌄

Pasir Panjang MRT is the closest, 193 m away (about a 3-minute walk).

How many businesses are registered at 128 Pasir Panjang 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.

For agents · in the PropKaki app

The facts are here — now get the verdict on 128 Pasir Panjang Road.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about 128 Pasir Panjang Road — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

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.

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 BCA's MCST register, PropKaki's submarket map, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, CommercialGuru, 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.