CommercialCOMMERCIALDistrict 3 · Bukit Merah

169 Jalan Bukit Merah

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

169 Jalan Bukit Merah is a commercial building in District 3 · Bukit Merah, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.5. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 169 Jalan Bukit Merah.

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What are the key facts about 169 Jalan Bukit Merah?

Key takeaway169 Jalan Bukit Merah is a commercial building in District 3 · Bukit Merah, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.5
Tenure: Not on record
District / Area: District 3 · Bukit Merah
Address: —
Land area: 21,510 sqm
Completed: 1987 (HDB Property Information)
Storeys: 5 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 0

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 169 Jalan Bukit Merah

169 Jalan Bukit Merah is a commercial building in Bukit Merah (District 03). It is located along Jalan Bukit Merah, Singapore 150169.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3.5.

It occupies roughly 21,510 sqm of land with about 95,767 sqm of gross floor area.

The nearest MRT is Redhill MRT, 742 m away (about a 12-minute walk). The closest bus stop (Bt Merah Town Ctr) is 134 m away (about a 2-minute walk). Tiong Bahru Plaza is 971 m away (about a 15-minute walk).

What is 169 Jalan Bukit Merah zoned as?

Key takeaway169 Jalan Bukit Merah sits on land zoned COMMERCIAL with a gross plot ratio of 3.5.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.5

Run the full zoning report for this building →

What does space at 169 Jalan Bukit Merah rent for?

Key takeawayNo street- or building-level rent is published here. Across District 3 retail, retail space rented at a median of $10.49 psf a month in 2026Q3, with the middle half of leases between $7.49 and $14.10. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 3 retail

Region band · 2026Q3

25th pct

$7.49

$80.65 psm

Median

$10.49

$112.95 psm

75th pct

$14.10

$151.72 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 3 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 169 Jalan Bukit Merah

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 169 Jalan Bukit Merah?

Key takeawayURA has approved 1 change of use at 169 Jalan Bukit Merah since 2000, most recently in 2004. 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.

28 Aug 2007ApprovedFloor 1
Additions & alterations
Proposed change of use from shop to off course betting centre and additions and alterations to unit #01-XX
7 Oct 2004ApprovedFloor 2
Change of use
Proposed change of use of premises unit #02-XX (podium a of hdb centre) from office to 4d/toto betting outlet
2 Sept 2004Approved
Additions & alterations
Proposed change of use involving a/a from office to betting centre

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 169 Jalan Bukit Merah?

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

Indicative area yield — District 3 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$112.95 psm/mo

2026Q3

Price side (strata, 5y)

$3,294 psf

38 sales

An INDICATIVE AREA yield for District 3 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 3 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$78.10	$94.74	$116.67
Level 1 · 30 & Below	$73.20	$92.12	$107.33
Level 1 · >30 - 100	$83.20	$164.15	$200.48
Level 2 & 3 · >30 - 100	$58.43	$67.44	$75.00
Level 1 · >100 - 300	$226.54	$240.67	$264.22
Level 2 & 3 · >100 - 300	$83.56	$131.15	$186.77

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 169 Jalan Bukit Merah?

Key takeawayThe nearest MRT/LRT is Redhill MRT, about 742 m away.

Getting around

Redhill MRT742 m · ~12 min

Amenities nearby

Whitecoat Medical · 95 mBt Merah Town Ctr · 134 mNTUC Fairprice Co-operative Ltd · 135 mBlk 163 Bukit Merah Central · 223 mBukit Merah Polyclinic · 223 mPlace Of Worship · 282 mEducational Institution · 411 mBukit Merah Community Centre · 579 mRedhill MRT Exit A · 705 mTiong Bahru Plaza · 971 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 169 Jalan Bukit Merah

Key takeawayThe nearest station is Redhill (EW18), 705 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 19 public car parks are within 500 m.

Foot traffic: busier than 44% of retail buildings

nearest MRT/LRT Redhill (EW18) 705 m, about 39,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 32,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 58,000 residents within 1 km (June 2026); 1 other mall 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

Redhill (EW18)705 m · about 39,000 weekday taps
Tiong Bahru (EW17)944 m · about 52,000 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 169 Jalan Bukit Merah. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 32,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blks 167-169 Jalan Bukit Merah (HDB)67 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m
Jalan Bukit Merah (HDB)125 m
no short-term parking · gantry 4.5 m
Blk 163 Bukit Merah Central (HDB)199 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 96 car lots
Blk 89/90 Redhill Close (HDB)215 m
S$0.60 per half-hour at midday on a weekday · 56 car lots
Blk 164/165 Bukit Merah Central (HDB)237 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 41 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: Seah Im Rd Off St, 1.7 km away, S$125/month.

Public car parks only, by straight-line distance, with the operator's published rates. 169 Jalan Bukit Merah's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 169 Jalan Bukit Merah?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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 169 Jalan Bukit Merah

Where is 169 Jalan Bukit Merah?⌄

169 Jalan Bukit Merah is at Jalan Bukit Merah, Singapore 150169, in the Bukit Merah planning area.

What is 169 Jalan Bukit Merah zoned as?⌄

169 Jalan Bukit Merah sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.5.

Have there been any recorded transactions at 169 Jalan Bukit Merah?⌄

No caveats have been lodged for 169 Jalan Bukit Merah 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 169 Jalan Bukit Merah?⌄

Redhill MRT is the closest, 742 m away (about a 12-minute walk).

For agents · in the PropKaki app

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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.

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.