22,22a,22b Sam Leong Road
22,22a,22b Sam Leong Road is a commercial building in District 8 · Kallang, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is 999-year leasehold. 5 transactions are on record since 1995, most recently in Apr 2019. ACRA records 2 live company registrations at this address.
What are the key facts about 22,22a,22b Sam Leong Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 3.0
- Tenure
- 999-year leasehold
- District / Area
- District 8 · Kallang
- Address
- 22,22a,22b Sam Leong Road
- Land area
- —
- Transactions on record
- 5 (records start 1995)
- Live listings
- None
- ACRA registrations
- 2
About 22,22a,22b Sam Leong Road
22,22A,22B Sam Leong Road is a commercial property in Kallang (District 08). It is located along Sam Leong Road, Singapore 207913.
Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.
The site is 999-year leasehold, with about 892 years remaining on the lease.
5 transactions have been recorded here, at a median of S$3,409 psf. The most recent was in April 2019.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Farrer Park MRT, 468 m away (about a 7-minute walk). The closest bus stop (Bef Tai Hoe Hotel) is 50 m away (about a 1-minute walk).
What is 22,22a,22b Sam Leong Road zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 3.0
- Conservation area
- Jalan Besar
What has 22,22a,22b Sam Leong Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2019 | Shop House | S$6.75M | 1,335 sqft | $5,057 |
| Dec 2017 | Shop House | S$4.55M | 1,335 sqft | $3,409 |
| Jun 2011 | Shop House | S$4.80M | 1,335 sqft | $3,596 |
| Mar 2009 | Shop House | S$2.50M | 1,335 sqft | $1,873 |
| Apr 2008 | Shop House | S$3.50M | 1,335 sqft | $2,622 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Sam Leong Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 22,22a,22b Sam Leong Road?
Indicative area yield — District 8 retail
An INDICATIVE AREA yield for District 8 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 8 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $92.22 | $107.29 | $134.61 |
| Level 2 & 3 · 30 & Below | $60.38 | $67.06 | $71.17 |
| Level 1 · >30 - 100 | $65.65 | $79.01 | $105.39 |
| Level 2 & 3 · >30 - 100 | $53.41 | $58.43 | $108.12 |
| B1 & Below · >30 - 100 | $185.86 | $205.31 | $205.79 |
| Level 1 · >100 - 300 | $43.81 | $68.53 | $71.93 |
| Level 4 & Above · >100 - 300 | $86.62 | $94.73 | $108.30 |
| B1 & Below · >300 | $50.00 | $59.34 | $62.68 |
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 22,22a,22b Sam Leong Road?
Getting around
- Farrer Park MRT468 m · ~7 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at 22,22a,22b Sam Leong Road?
- Live registrations
- 2
- Registered last 3 years
- 1
- Most common type
- Local Company
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 22,22a,22b Sam Leong Road
Where is 22,22A,22B Sam Leong Road?⌄
22,22A,22B Sam Leong Road is at 22,22A,22B Sam Leong Road, Singapore 207913, in the Kallang planning area.
What is 22,22A,22B Sam Leong Road zoned as?⌄
22,22A,22B Sam Leong Road sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.
What is the tenure of 22,22A,22B Sam Leong Road?⌄
22,22A,22B Sam Leong Road is 999-year leasehold. About 892 years remain on the lease.
Is 22,22A,22B Sam Leong Road a conserved property?⌄
Yes. 22,22A,22B Sam Leong Road falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 22,22A,22B Sam Leong Road sold for?⌄
Across 5 recorded transactions, the median price is S$3,409 psf. The latest was in April 2019.
What is the nearest MRT station to 22,22A,22B Sam Leong Road?⌄
Farrer Park MRT is the closest, 468 m away (about a 7-minute walk).
How many businesses are registered at 22,22A,22B Sam Leong Road?⌄
2 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.
The facts are here — now get the verdict on 22,22a,22b Sam Leong Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.