CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 22 · Jurong West

189 Boon Lay Drive

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

189 Boon Lay Drive is a commercial building in District 22 · Jurong West, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 11 live company registrations at this address.

The facts are here — now get the verdict on 189 Boon Lay Drive.

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What are the key facts about 189 Boon Lay Drive?

Key takeaway189 Boon Lay Drive is a commercial building in District 22 · Jurong West, 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 22 · Jurong West
Address: —
Land area: 86,021 sqm
Completed: 1974 (HDB Property Information)
Storeys: 11 (HDB Property Information)
Estate (JTC): Jurong Industrial Estate
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 11

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 189 Boon Lay Drive

189 Boon Lay Drive is a commercial building in Jurong West (District 22). It is located along Boon Lay Drive, Singapore 640189.

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 86,021 sqm of land with about 240,859 sqm of gross floor area.

11 businesses are currently registered at this address with ACRA.

The nearest MRT is Boon Lay MRT, 883 m away (about a 14-minute walk). The closest bus stop (Blk 188) is 116 m away (about a 2-minute walk). Jurong Point is 767 m away (about a 12-minute walk).

What is 189 Boon Lay Drive zoned as?

Key takeaway189 Boon Lay Drive 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 189 Boon Lay Drive rent for?

Key takeawayNo street- or building-level rent is published here. Across District 22 retail, retail space rented at a median of $24.06 psf a month in 2026Q3, with the middle half of leases between $21.16 and $31.40. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 22 retail

Region band · 2026Q3

25th pct

$21.16

$227.76 psm

Median

$24.06

$258.98 psm

75th pct

$31.40

$338.03 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 22 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 189 Boon Lay Drive

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m 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 189 Boon Lay Drive?

Key takeawayURA's planning decisions at 189 Boon Lay Drive 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.

23 Dec 2024Approved
Additions & alterations
Proposed amendment to approved additions & alterations to the existing public housing development to blocks 189 & 190 (lift upgrading programme) on lots 01264c, 01265m, 01333n, 03727c mk06 at boon lay drive (jurong west planning area)
4 Oct 2023Approved
Additions & alterations
Proposed additions & alterations to the existing public housing development to blocks 189 & 190 (lift upgrading programme) (jurong west planning area)

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 189 Boon Lay Drive?

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

Retail rents — District 22 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$379.34	$440.82	$501.61
Level 2 & 3 · 30 & Below	$534.57	$649.77	$695.64
B1 & Below · 30 & Below	$340.18	$351.50	$406.30
Level 4 & Above · >30 - 100	$173.95	$184.20	$247.42
Level 2 & 3 · >30 - 100	$172.69	$226.29	$338.03
B1 & Below · >30 - 100	$227.85	$286.51	$380.67
Level 1 · >30 - 100	$193.37	$300.00	$462.95
Level 4 & Above · >100 - 300	$244.42	$257.83	$264.05

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 189 Boon Lay Drive?

Key takeawayThe nearest MRT/LRT is Boon Lay MRT, about 883 m away.

Getting around

Boon Lay MRT883 m · ~14 min

Amenities nearby

Blk 188 · 116 mEducational Institution · 143 mPlace Of Worship · 143 mBlks 221A/B Boon Lay Place · 173 mBoon Lay Clinic & Surgery · 225 mNTUC Fairprice Co-operative Ltd · 238 mBoon Lay Community Centre · 436 mJurong Point · 767 mBusiness Park · 850 mBoon Lay MRT Exit C · 880 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 189 Boon Lay Drive

Key takeawayThe nearest station is Boon Lay (EW27), 881 m away — one of the busiest stations, with about 102,000 taps in and out on an average weekday. 11 public car parks are within 500 m.

Foot traffic: busier than 40% of retail buildings

nearest MRT/LRT Boon Lay (EW27) 881 m, about 102,000 taps a weekday; bus stops within 400 m: 16, about 31,000 taps a weekday; Jurong West: 45,571 resident workers (Census 2020, by workplace); about 73,000 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

Boon Lay (EW27)881 m · about 102,000 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 189 Boon Lay Drive. Transfers between lines don't tap, so interchanges read low.

Bus

16 bus stops within 400 m, with about 31,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 188/191 Boon Lay Drive (HDB)74 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 239 car lots
Blk 185/187 Boon Lay Avenue (HDB)180 m
S$0.60 per half-hour at midday on a weekday · gantry 4.15 m
Blk 221 Boon Lay Place (HDB)211 m
no short-term parking · gantry 4.5 m · 6 car lots
Blk 221 Boon Lay Place (HDB)241 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 657 car lots
Blk 196 Boon Lay Drive (HDB)329 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 358 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Chin Bee Road Area, 2.0 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 189 Boon Lay Drive's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 189 Boon Lay Drive?

Key takeawayACRA records 11 live company registrations at this address, 11 of them in the last three years.

Live registrations: 11
Registered last 3 years: 11
Most common type: Sole Proprietorship/ Partnership

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 189 Boon Lay Drive

Where is 189 Boon Lay Drive?⌄

189 Boon Lay Drive is at Boon Lay Drive, Singapore 640189, in the Jurong West planning area.

What is 189 Boon Lay Drive zoned as?⌄

189 Boon Lay Drive 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 189 Boon Lay Drive?⌄

No caveats have been lodged for 189 Boon Lay Drive 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 189 Boon Lay Drive?⌄

Boon Lay MRT is the closest, 883 m away (about a 14-minute walk).

How many businesses are registered at 189 Boon Lay Drive?⌄

11 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.

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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.

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, JTC estate boundaries, PropKaki's submarket map, 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.