CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 12 · Kallang

21,21a,21b Opal Crescent

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2006

Quick Summary

21,21a,21b Opal Crescent is a commercial building in District 12 · Kallang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. 2 transactions are on record since 1995, most recently in Mar 2006. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on 21,21a,21b Opal Crescent.

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What are the key facts about 21,21a,21b Opal Crescent?

Key takeaway21,21a,21b Opal Crescent is a commercial building in District 12 · Kallang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 12 · Kallang
Address: 21,21a,21b Opal Crescent
Land area: —
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 3
Strata formed: 1974 (MCST 0237)
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 5

About 21,21a,21b Opal Crescent

21,21A,21B Opal Crescent is a commercial property in Kallang (District 12). It is located along Opal Crescent, Singapore 328416.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

2 transactions have been recorded here, at a median of S$382 psf. The most recent was in March 2006.

7 businesses are currently registered at this address with ACRA.

The nearest MRT is Potong Pasir MRT, 460 m away (about a 7-minute walk). The closest bus stop (Opp St. Andrew's Village) is 107 m away (about a 2-minute walk).

What is 21,21a,21b Opal Crescent zoned as?

Key takeaway21,21a,21b Opal Crescent sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 21,21a,21b Opal Crescent sold for?

Key takeaway2 transactions are on record since 1995, most recently in Mar 2006 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2006	Shop House	S$975k	4,026 sqft	$242
Apr 1998	Shop House	S$2.10M	4,026 sqft	$522

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 21,21a,21b Opal Crescent rent for?

Key takeawayNo street- or building-level rent is published here. Across District 12 retail, retail space rented at a median of $6.71 psf a month in 2026Q3, with the middle half of leases between $5.52 and $8.97. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 12 retail

Region band · 2026Q3

25th pct

$5.52

$59.42 psm

Median

$6.71

$72.22 psm

75th pct

$8.97

$96.57 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 12 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 21,21a,21b Opal Crescent

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 21,21a,21b Opal Crescent?

Key takeawayURA has approved 1 change of use at 21,21a,21b Opal Crescent since 2000, most recently in 2025, and refused 4. 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.

17 Oct 2025Approved
Change of use to restaurant
Proposed change of use of 1st storey shop premises to restaurant
19 Sept 2022Refused
Change of use to massage establishment
Proposed change of use of 1st storey premises to massage establishment
13 Jul 2022Refused
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant
1 Jun 2001Refused
Change of use to offices
Change of use of the 2nd & 3rd storey flats to offices
22 Feb 2000Refused
Change of use to motorcycle showroom and workshop
Retention of use of the 1st storey shop as motorcycle showroom and workshop

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 Opal Crescent price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near 21,21a,21b Opal Crescent?

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

Indicative area yield — District 12 retail

Gross yield (area)

2.9%

2.6% net of property tax

Rent side (median of bands)

$72.22 psm/mo

2026Q3

Price side (strata, 5y)

$2,767 psf

54 sales

An INDICATIVE AREA yield for District 12 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 12 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$52.08	$72.22	$91.29
Level 2 & 3 · 30 & Below	$101.58	$129.23	$143.22
Level 2 & 3 · >30 - 100	$59.42	$63.94	$96.57
Level 1 · >30 - 100	$74.07	$96.87	$116.31
Level 1 · >100 - 300	$48.14	$55.10	$60.66

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 21,21a,21b Opal Crescent?

Key takeawayThe nearest MRT/LRT is Potong Pasir MRT, about 460 m away — and 2 competing retail premisess operate nearby.

Getting around

Potong Pasir MRT460 m · ~7 min

Amenities nearby

Opp St. Andrew's Village · 107 mEducational Institution · 135 mSt Michael'S Fc · 244 mPhoenix Medical Group (Potong Pasir) · 293 mPlace Of Worship · 314 mPotong Pasir MRT Exit C · 410 mPotong Pasir Community Club · 526 m

Competing premises nearby

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

The Poiz Centre · 429 mBlk 69 Geylang Bahru · 802 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 21,21a,21b Opal Crescent

Key takeawayThe nearest station is Potong Pasir (NE10), 410 m away — a moderately busy station, with about 35,000 taps in and out on an average weekday. 12 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 44% of retail buildings

nearest MRT/LRT Potong Pasir (NE10) 410 m, about 35,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 24,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 59,000 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

Potong Pasir (NE10)410 m · about 35,000 weekday taps
Geylang Bahru (DT24)884 m · about 12,000 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 21,21a,21b Opal Crescent. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 24,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Opal Crescent (URA)20 m
S$0.60 per half-hour at midday on a weekday · 48 car lots
Ruby Lane (URA)52 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Moonstone Lane (URA)97 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Moonstone Area (URA)98 m
season S$90/month
Tai Thong Crescent (URA)344 m
S$0.60 per half-hour at midday on a weekday · 12 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 21,21a,21b Opal Crescent's own car park, if it has one, and its charges are not in the open data.

Who's registered at 21,21a,21b Opal Crescent?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list 21,21a,21b Opal Crescent as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Administrative and support services
2
Construction
1
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. ACRA, as of 2026-09-16.

Frequently asked questions about 21,21a,21b Opal Crescent

Where is 21,21A,21B Opal Crescent?⌄

21,21A,21B Opal Crescent is at 21,21A,21B Opal Crescent, Singapore 328416, in the Kallang planning area.

What is 21,21A,21B Opal Crescent zoned as?⌄

21,21A,21B Opal Crescent sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What have units at 21,21A,21B Opal Crescent sold for?⌄

Across 2 recorded transactions, the median price is S$382 psf. The latest was in March 2006.

What is the nearest MRT station to 21,21A,21B Opal Crescent?⌄

Potong Pasir MRT is the closest, 460 m away (about a 7-minute walk).

How many businesses are registered at 21,21A,21B Opal Crescent?⌄

7 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.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

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%).

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), 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.