CommercialCOMMERCIALConservationFreeholdDistrict 8 · Rochor

193 Jalan Besar

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2014

Quick Summary

193 Jalan Besar is a commercial building in District 8 · Rochor, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Mar 2014. 2 units are currently listed for rent. ACRA records 12 live company registrations at this address.

The facts are here — now get the verdict on 193 Jalan Besar.

Ask PropKaki

What are the key facts about 193 Jalan Besar?

Key takeaway193 Jalan Besar is a commercial building in District 8 · Rochor, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 8 · Rochor
Address: 193 Jalan Besar
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Submarket: City Fringe
Listed as: Office
Transactions on record: 1 (records start 1995)
Live listings: 2
ACRA registrations: 12

About 193 Jalan Besar

193 Jalan Besar is a commercial property in Rochor (District 08). It is located along Jalan Besar, Singapore 208883.

Under the URA Master Plan it sits on land zoned commercial. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines. It lies inside the Central Area.

The site is freehold.

1 transaction has been recorded here, at a median of S$4,111 psf. The most recent was in March 2014.

12 businesses are currently registered at this address with ACRA.

The nearest MRT is Jalan Besar MRT, 389 m away (about a 6-minute walk). The closest bus stop (Bef Tai Hoe Hotel) is 163 m away (about a 2-minute walk).

What is 193 Jalan Besar zoned as?

Key takeaway193 Jalan Besar sits on land zoned COMMERCIAL, with conservation status, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Conservation area: Little India
Urban design area: Udga
Central Area: Yes

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 193 Jalan Besar sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2014 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2014	Shop House	S$8.00M	1,946 sqft	$4,111

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 193 Jalan Besar rent for?

Key takeawayNo rent is published for 193 Jalan Besar itself. On its street, Jalan Besar, retail space rented at a median of $7.09 psf a month in 2026Q3, with the middle half of leases between $5.45 and $7.86. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Jalan Besar

Street level · 2026Q3

25th pct

$5.45

$58.63 psm

Median

$7.09

$76.30 psm

75th pct

$7.86

$84.56 psm

S$ per sq ft per month · median -19.1% on a year earlier

2023Q4 · $64.22 psm2026Q3 · $76.30 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 Jalan Besar

Street level · 2026Q3

25th pct

$4.73

$50.86 psm

Median

$5.59

$60.19 psm

75th pct

$6.71

$72.25 psm

S$ per sq ft per month · median +7.1% on a year earlier

2023Q4 · $53.03 psm2026Q3 · $60.19 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 8 retail

Region band · 2026Q3

25th pct

$6.30

$67.76 psm

Median

$8.25

$88.77 psm

75th pct

$9.03

$97.19 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 8 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 193 Jalan Besar

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 193 Jalan Besar

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units 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 193 Jalan Besar?

Key takeawayURA has approved 1 change of use at 193 Jalan Besar since 2000, most recently in 2023. 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.

F&B and nightlife here

No new bars, pubs, nightclubs or karaoke lounges (a Historic Conservation Area). URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches); URA's Use of Buildings in Conservation Areas. A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

14 Jun 2023Approved
Change of use to commercial school
Proposed change of use of the 3rd storey premises to commercial school
17 Jun 2016Approved
Additions & alterations
Proposed addition and alteration to the existing 3-storey building (envelop control development)
2 Dec 2015Approved
Additions & alterations
Proposed addition and alteration to the existing 3-storey building (envelop control development)

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 Jalan Besar price?

Key takeawayAcross 49 strata sales on Jalan Besar in the last 5 years, the median is $2,744 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,744

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

What do commercial rents run near 193 Jalan Besar?

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

Indicative area yield — District 8 retail

Gross yield (area)

3.6%

3.3% net of property tax

Rent side (median of bands)

$88.77 psm/mo

2026Q3

Price side (strata, 5y)

$2,744 psf

59 sales

An INDICATIVE AREA yield for District 8 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 8 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$67.76	$96.11	$143.21
Level 1 · 30 & Below	$76.14	$92.59	$171.04
B1 & Below · 30 & Below	$90.68	$93.21	$137.37
Level 2 & 3 · >30 - 100	$46.15	$61.63	$86.96
Level 1 · >30 - 100	$73.94	$90.91	$97.19
B1 & Below · >30 - 100	$82.17	$88.77	$163.62
Level 1 · >100 - 300	$59.57	$69.55	$95.87
Level 2 & 3 · >100 - 300	$43.92	$47.03	$64.17

Office rents — Central Area ($ psm/month, 2026Q3)

Building class · size band	25th pct	Median	75th pct
Category 2 · 100 & Below	$54.65	$69.39	$88.80
Category 1 · 100 & Below	$103.62	$122.24	$132.43
Category 1 · >100 - 200	$116.28	$126.99	$148.35
Category 2 · >100 - 200	$65.57	$82.87	$97.63
Category 1 · >200 - 500	$114.67	$128.09	$145.77
Category 2 · >200 - 500	$64.83	$82.57	$94.73
Category 1 · >500 - 1000	$106.56	$137.78	$148.23
Category 2 · >500 - 1000	$85.04	$89.34	$109.80

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 193 Jalan Besar right now?

Key takeaway2 units are currently listed at 193 Jalan Besar. One row per unit; several agents often market the same unit.

For rent (2)

Jalan Besar corner shophouseS$9k/mo · 1,538 sqft
Corner shophouse at Jalan BesarS$19k/mo · 3,170 sqft

Browse every listing at this building →

What is near 193 Jalan Besar?

Key takeawayThe nearest MRT/LRT is Jalan Besar MRT, about 389 m away — and 3 competing retail premisess operate nearby.

Getting around

Jalan Besar MRT389 m · ~6 min

Amenities nearby

Rowell Clinic & Surgery · 95 mPlace Of Worship · 159 mBef Tai Hoe Hotel · 163 mHotel · 164 mRowell Rd Os · 233 mEducational Institution · 352 mJalan Besar MRT Exit B · 363 mJalan Besar Community Club · 540 mFarrer Park Hospital · 607 mKallang Polyclinic · 969 m

Competing premises nearby

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

Berseh Food Centre · 102 mSheng Siong Supermarket Pte Ltd · 136 mCity Square Mall · 353 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 193 Jalan Besar

Key takeawayThe nearest station is Jalan Besar (DT22), 363 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 65 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 56% of retail buildings

nearest MRT/LRT Jalan Besar (DT22) 363 m, about 21,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 4, about 11,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 34,000 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

Jalan Besar (DT22)363 m · about 21,000 weekday taps
Farrer Park (NE8)410 m · about 57,000 weekday taps
Rochor (DT13)620 m · about 22,000 weekday taps
Lavender (EW11)639 m · about 39,000 weekday taps
Little India (NE7 / DT12)742 m · about 55,000 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 193 Jalan Besar. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Backlane (Townshend Rd - Jln Besar) (URA)75 m
Backlane (Jln Berseh) (URA)108 m
Jln Berseh (URA)109 m
S$0.60 per half-hour at midday on a weekday · 34 car lots
Backlane (Sam Leong Rd ) (URA)127 m
Sam Leong Rd (URA)131 m
S$0.60 per half-hour at midday on a weekday · 46 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 193 Jalan Besar's own car park, if it has one, and its charges are not in the open data.

Who's registered at 193 Jalan Besar?

Key takeaway12 live companies (and LLPs and branches; sole proprietors are not counted) list 193 Jalan Besar as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
8
Information and communications
1
Accommodation and food services
1
Wholesale and retail trade
1
Education
1
Professional, scientific and technical services
0
Transportation and storage
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 193 Jalan Besar

Where is 193 Jalan Besar?⌄

193 Jalan Besar is at 193 Jalan Besar, Singapore 208883, in the Rochor planning area.

What is 193 Jalan Besar zoned as?⌄

193 Jalan Besar sits on land zoned commercial under the URA Master Plan.

What is the tenure of 193 Jalan Besar?⌄

193 Jalan Besar is freehold.

Is 193 Jalan Besar a conserved property?⌄

Yes. 193 Jalan Besar falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 193 Jalan Besar sold for?⌄

Across 1 recorded transaction, the median price is S$4,111 psf. The latest was in March 2014.

What is the nearest MRT station to 193 Jalan Besar?⌄

Jalan Besar MRT is the closest, 389 m away (about a 6-minute walk).

How many businesses are registered at 193 Jalan Besar?⌄

12 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

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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches); URA's Use of Buildings in Conservation Areas. A planning guideline, not a decision on any unit.

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 PropKaki's submarket map, URA planning decisions, URA circular DC23-08 and URA's rules for conservation areas, 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.