CommercialCOMMERCIAL & RESIDENTIALDistrict 9 · Novena

190 Bukit Timah Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2017

Quick Summary

190 Bukit Timah Road is a commercial building in District 9 · Novena, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. 2 transactions are on record since 1995, most recently in Dec 2017. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 190 Bukit Timah Road.

Ask PropKaki

What are the key facts about 190 Bukit Timah Road?

Key takeaway190 Bukit Timah Road is a commercial building in District 9 · Novena, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 9 · Novena
Address: 190 Bukit Timah Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 1

About 190 Bukit Timah Road

190 Bukit Timah Road is a commercial property in Novena (District 09). It is located along Bukit Timah Road, Singapore 229857.

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

2 transactions have been recorded here, at a median of S$1,912 psf. The most recent was in December 2017.

1 business is currently registered at this address with ACRA.

The nearest MRT is Newton MRT, 563 m away (about a 9-minute walk). The closest bus stop (Aft Makepeace Rd) is 58 m away (about a 1-minute walk).

What is 190 Bukit Timah Road zoned as?

Key takeaway190 Bukit Timah Road sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 190 Bukit Timah Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Dec 2017 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2017	Shop House	S$4.50M	1,420 sqft	$3,170
Mar 2003	Shop House	S$930k	1,420 sqft	$655

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 190 Bukit Timah Road rent for?

Key takeawayNo rent is published for 190 Bukit Timah Road itself. On its street, Bukit Timah Road, retail space rented at a median of $12.92 psf a month in 2026Q3, with the middle half of leases between $6.76 and $14.75. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Bukit Timah Road

Street level · 2026Q3

25th pct

$6.76

$72.79 psm

Median

$12.92

$139.10 psm

75th pct

$14.75

$158.77 psm

S$ per sq ft per month · median -10.2% on a year earlier

2023Q4 · $118.46 psm2026Q3 · $139.10 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 Bukit Timah Road

Street level · 2026Q1

25th pct

$3.75

$40.35 psm

Median

$5.42

$58.33 psm

75th pct

$5.74

$61.76 psm

S$ per sq ft per month · median -30.3% on a year earlier

2022Q4 · $52.77 psm2026Q1 · $58.33 psm median

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 9 retail

Region band · 2026Q3

25th pct

$9.24

$99.43 psm

Median

$11.90

$128.12 psm

75th pct

$17.57

$189.09 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 9 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 190 Bukit Timah 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 190 Bukit Timah Road?

Key takeawayURA has approved 1 change of use at 190 Bukit Timah Road since 2000, most recently in 2015, and refused 1. 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.

13 Aug 2019Approved
Additions & alterations
Regularisation of gfa and proposed amendment to the approved additions & alterations to the existing 2-storey shophouse with attic involving extension of the attic to 3rd storey and addition of new attic above
7 Dec 2018Approved
Additions & alterations
Proposed additions & alterations to the existing 2-storey shophouse with attic involving extension of the attic to 3rd storey and addition of new attic above
28 Aug 2018Refused
Change of use to restaurant cum bar
Proposed change of use of the 1st storey premises to restaurant cum bar on lot 99957a ts28 at 190 bukit timah road (novena planning area)
28 Aug 2017Renewed
Continued use as art gallery, 2nd and attic storey premises as office
Continued use of 1st storey premises as art gallery, 2nd and attic storey premises as office on lot 99957a ts28 at 190 bukit timah road (novena planning area)
13 Sept 2016Renewed
Continued use as art gallery, 2nd and attic storey premises as office
Continued use of 1st storey premises as art gallery, 2nd and attic storey premises as office on lot 99957a ts28 at 190 bukit timah road (novena planning area)
1 Jul 2015Approved
Change of use to art gallery, 2nd and attic storey to office
Proposed change of use of 1st storey to art gallery, 2nd and attic storey to office on lot 99957a ts28 at 190 bukit timah road (novena planning area)
12 Jun 2004Approved
Additions & alterations
A/a to the existing 2-storey shophouse involving addition of an attic floor
12 Mar 2002Renewed
Continued use as office
Continued use of the 2-storey terrace house as office

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 Bukit Timah Road price?

Key takeawayAcross 17 strata sales on Bukit Timah Road in the last 5 years, the median is $3,263 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,263

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

What do commercial rents run near 190 Bukit Timah 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 9 retail

Gross yield (area)

3.2%

2.9% net of property tax

Rent side (median of bands)

$128.12 psm/mo

2026Q3

Price side (strata, 5y)

$4,434 psf

190 sales

An INDICATIVE AREA yield for District 9 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 9 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$101.79	$127.98	$144.93
B1 & Below · 30 & Below	$231.82	$392.95	$544.95
Level 2 & 3 · 30 & Below	$97.06	$128.26	$157.50
Level 1 · 30 & Below	$131.15	$157.04	$196.05
Level 1 · >30 - 100	$112.35	$161.16	$217.81
Level 2 & 3 · >30 - 100	$91.89	$118.41	$156.35
Level 4 & Above · >30 - 100	$81.28	$100.52	$133.94
B1 & Below · >30 - 100	$155.98	$328.55	$492.13

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 190 Bukit Timah Road?

Key takeawayThe nearest MRT/LRT is Newton MRT, about 563 m away — and 2 competing retail premisess operate nearby.

Getting around

Newton MRT563 m · ~9 min

Amenities nearby

Aft Makepeace Rd · 58 mHooper Rd Pg · 128 mPlace Of Worship · 226 mMyCLNQ Medical @ Jurong · 335 mCairnhill Community Club · 404 mNewton MRT Exit B · 450 mHotel · 478 mKK Women's and Children's Hospital · 526 mEducational Institution · 527 m

Competing premises nearby

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

Newton Food Centre · 299 mUnited Square · 624 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 190 Bukit Timah Road

Key takeawayThe nearest station is Newton (NS21 / DT11), 450 m away — one of the busiest stations, with about 116,000 taps in and out on an average weekday. 2 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 35% of retail buildings

nearest MRT/LRT Newton (NS21/DT11) 450 m, about 116,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 6, about 6,212 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 23,000 residents within 1 km (June 2026); 2 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

Newton (NS21 / DT11)450 m · about 116,000 weekday taps
Little India (NE7 / DT12)811 m · about 55,000 weekday taps
Novena (NS20)915 m · about 85,000 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 190 Bukit Timah Road. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 6,212 boardings and alightings on an average weekday.

Public car parks within 500 m

Kampong Java Rd (URA)173 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Clemenceau Ave North ( Newton Fc) (URA)287 m
S$0.60 per half-hour at midday on a weekday · season S$80/month · 241 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 190 Bukit Timah Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 190 Bukit Timah Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 190 Bukit Timah Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Accommodation and food services
0
Information and communications
0
Financial and insurance
0
Professional, scientific and technical services
0
Arts, entertainment and recreation
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. ACRA, as of 2026-09-16.

Frequently asked questions about 190 Bukit Timah Road

Where is 190 Bukit Timah Road?⌄

190 Bukit Timah Road is at 190 Bukit Timah Road, Singapore 229857, in the Novena planning area.

What is 190 Bukit Timah Road zoned as?⌄

190 Bukit Timah Road sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What have units at 190 Bukit Timah Road sold for?⌄

Across 2 recorded transactions, the median price is S$1,912 psf. The latest was in December 2017.

What is the nearest MRT station to 190 Bukit Timah Road?⌄

Newton MRT is the closest, 563 m away (about a 9-minute walk).

How many businesses are registered at 190 Bukit Timah 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 190 Bukit Timah 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 190 Bukit Timah 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.

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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, 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.