CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 3 · Queenstown

169 Stirling Road

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

169 Stirling Road is a commercial building in District 3 · Queenstown, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. 1 unit is currently listed for rent. ACRA records 12 live company registrations at this address.

The facts are here — now get the verdict on 169 Stirling Road.

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What are the key facts about 169 Stirling Road?

Key takeaway169 Stirling Road is a commercial building in District 3 · Queenstown, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 3 · Queenstown
Address: —
Land area: 1,446 sqm
Completed: 1970 (HDB Property Information)
Storeys: 16 (HDB Property Information)
Submarket: City Fringe
Listed as: Shop / Shophouse
Transactions on record: None recorded
Live listings: 1
ACRA registrations: 12

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 Stirling Road

169 Stirling Road is a commercial building in Queenstown (District 03). It is located along Stirling Road, Singapore 140169.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8.

It occupies roughly 1,446 sqm of land with about 115,112 sqm of gross floor area.

28 businesses are currently registered at this address with ACRA.

The nearest MRT is Queenstown MRT, 564 m away (about a 9-minute walk). The closest bus stop (Blk 166) is 100 m away (about a 2-minute walk). Anchorpoint is 293 m away (about a 5-minute walk).

What is 169 Stirling Road zoned as?

Key takeaway169 Stirling Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 169 Stirling Road 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 Stirling 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.

How fast units move at 169 Stirling Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

Rent: 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 169 Stirling Road?

Key takeawayURA has approved 1 change of use at 169 Stirling Road since 2000, most recently in 2000. 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.

29 Jul 2004Approved
Additions & alterations
Proposed addition of a single-sty pavilion within existing covered linkways between blk 169 and blk 190 at stirling road
11 Feb 2000ApprovedFloor 1
Change of use to development school
Proposed use of part of the 1st storey of unit #01-XX as development 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 169 Stirling 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 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 available at 169 Stirling Road right now?

Key takeaway1 unit is currently listed at 169 Stirling Road. One row per unit; several agents often market the same unit.

For rent (1)

Stirling Road2 agentsS$5k/mo · 500 sqft

Browse every listing at this building →

What is near 169 Stirling Road?

Key takeawayThe nearest MRT/LRT is Queenstown MRT, about 564 m away.

Getting around

Queenstown MRT564 m · ~9 min

Amenities nearby

First Medical Centre · 3 mNTUC Fairprice Co-operative Ltd · 53 mBlk 166 · 100 mPlace Of Worship · 110 mAnchorpoint · 293 mBlk 159 Mei Chin Road · 312 mHotel · 365 mQueenstown MRT Exit A · 545 mAlexandra Hospital · 640 mEducational Institution · 717 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 169 Stirling Road

Key takeawayThe nearest station is Queenstown (EW19), 545 m away — a moderately busy station, with about 36,000 taps in and out on an average weekday. 12 public car parks are within 500 m.

Foot traffic: busier than 17% of retail buildings

nearest MRT/LRT Queenstown (EW19) 545 m, about 36,000 taps a weekday; bus stops within 400 m: 11, about 14,000 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 38,000 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

Queenstown (EW19)545 m · about 36,000 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 Stirling Road. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 169A Stirling Road (HDB)21 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 148 car lots
Blk 168-171 Stirling Road (HDB)71 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 4 car lots
Blks 166-171 Stirling Road (HDB)78 m
S$0.60 per half-hour at midday on a weekday
Blk 171A Stirling Road (HDB)94 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 199 car lots
Blk 165-166 Stirling Road (HDB)113 m
no short-term parking

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: Queensway Off St (Ride Out Tea Garden), 1.6 km away, S$90/month.

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

Who's registered at 169 Stirling Road?

Key takeaway12 live companies (and LLPs and branches; sole proprietors are not counted) list 169 Stirling Road as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Manufacturing
3
Wholesale and retail trade
3
Education
2
Accommodation and food services
1
Health and social services
1
Professional, scientific and technical services
1
Administrative and support services
1
Construction
0
Real estate
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 169 Stirling Road

Where is 169 Stirling Road?⌄

169 Stirling Road is at Stirling Road, Singapore 140169, in the Queenstown planning area.

What is 169 Stirling Road zoned as?⌄

169 Stirling Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 169 Stirling Road?⌄

No caveats have been lodged for 169 Stirling Road 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 Stirling Road?⌄

Queenstown MRT is the closest, 564 m away (about a 9-minute walk).

How many businesses are registered at 169 Stirling Road?⌄

28 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.

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.

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.