CommercialRESIDENTIAL / INSTITUTIONFreeholdDistrict 14 · Geylang

22,22a Lorong 11 Geylang

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2000

Quick Summary

22,22a Lorong 11 Geylang is a commercial building in District 14 · Geylang, on land zoned RESIDENTIAL / INSTITUTION under the URA Master Plan with a gross plot ratio of 2.8. It is freehold. 2 transactions are on record since 1995, most recently in Dec 2000. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 22,22a Lorong 11 Geylang.

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What are the key facts about 22,22a Lorong 11 Geylang?

Key takeaway22,22a Lorong 11 Geylang is a commercial building in District 14 · Geylang, zoned RESIDENTIAL / INSTITUTION, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL / INSTITUTION
Gross plot ratio: 2.8
Tenure: Freehold
District / Area: District 14 · Geylang
Address: 22,22a Lorong 11 Geylang
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 1

About 22,22a Lorong 11 Geylang

22,22A Lorong 11 Geylang is a mixed-use property in Geylang (District 14). It is located along Lorong 11 Geylang, Singapore 388714.

Under the URA Master Plan it sits on land zoned residential / institution with a gross plot ratio of 2.8.

The site is freehold.

2 transactions have been recorded here, at a median of S$692 psf. The most recent was in December 2000.

1 business is currently registered at this address with ACRA.

The nearest MRT is Kallang MRT, 658 m away (about a 10-minute walk). The closest bus stop (Yi Xiu Fty Bldg) is 85 m away (about a 1-minute walk).

What is 22,22a Lorong 11 Geylang zoned as?

Key takeaway22,22a Lorong 11 Geylang sits on land zoned RESIDENTIAL / INSTITUTION with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL / INSTITUTION
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has 22,22a Lorong 11 Geylang sold for?

Key takeaway2 transactions are on record since 1995, most recently in Dec 2000 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2000	Shop House	S$950k	1,575 sqft	$603
Mar 1996	Shop House	S$1.23M	1,575 sqft	$781

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 22,22a Lorong 11 Geylang rent for?

Key takeawayNo street- or building-level rent is published here. Across District 14 retail, retail space rented at a median of $10.45 psf a month in 2026Q3, with the middle half of leases between $7.49 and $12.53. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 22,22a Lorong 11 Geylang

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 22,22a Lorong 11 Geylang?

Key takeawayURA has approved 2 changes of use at 22,22a Lorong 11 Geylang since 2000, most recently in 2000. 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.

21 Feb 2005Renewed
Continued use as snack bar
Continued use of 1st storey flat to snack bar
24 Nov 2003Renewed
Continued use as shop
Continued use of the 1st storey flat as shop
14 Dec 2000Approved
Change of use to association
Change of use of the 2nd storey flat to association
14 Dec 2000Approved
Change of use to shop
Change of use the 1st storey flat to shop

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 22,22a Lorong 11 Geylang?

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

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 Lorong 11 Geylang?

Key takeawayThe nearest MRT/LRT is Kallang MRT, about 658 m away — and 3 competing retail premisess operate nearby.

Getting around

Kallang MRT658 m · ~10 min

Amenities nearby

Yi Xiu Fty Bldg · 85 mHotel · 131 mEducational Institution · 187 mXinhuo Medical Clinic · 281 mPlace Of Worship · 508 mGeylang West Community Club · 587 mKallang MRT Exit A · 620 m

Competing premises nearby

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

Monako Asia Pte. Ltd. · 130 mBlk 49 Sims Place · 494 mKallang Wave Mall · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 22,22a Lorong 11 Geylang

Key takeawayThe nearest station is Kallang (EW10), 620 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 40 public car parks are within 500 m.

Foot traffic: busier than 32% of retail buildings

nearest MRT/LRT Kallang (EW10) 620 m, about 24,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 4, about 14,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 43,000 residents within 1 km (June 2026); 0 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

Kallang (EW10)620 m · about 24,000 weekday taps
Aljunied (EW9)693 m · about 47,000 weekday taps
Mountbatten (CC7)948 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 22,22a Lorong 11 Geylang. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor 11 Geylang (URA)23 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
Lor 13 Geylang (URA)53 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Lor 9 - 11 Geylang Off St (URA)64 m
S$0.60 per half-hour at midday on a weekday · 56 car lots
Lor 9 Geylang (URA)83 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Lor 15 Geylang (URA)131 m
S$0.60 per half-hour at midday on a weekday · 21 car lots

Nearest URA season parking: Geylang Area, 566 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 22,22a Lorong 11 Geylang's own car park, if it has one, and its charges are not in the open data.

Who's registered at 22,22a Lorong 11 Geylang?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 22,22a Lorong 11 Geylang as their registered address. These are registered businesses, not who occupies the space.

Construction
1
Manufacturing
0
Electricity, gas and air-conditioning supply
0
Wholesale and retail trade
0
Professional, scientific and technical services
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 22,22a Lorong 11 Geylang

Where is 22,22A Lorong 11 Geylang?⌄

22,22A Lorong 11 Geylang is at 22,22A Lorong 11 Geylang, Singapore 388714, in the Geylang planning area.

What is 22,22A Lorong 11 Geylang zoned as?⌄

22,22A Lorong 11 Geylang sits on land zoned residential / institution under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of 22,22A Lorong 11 Geylang?⌄

22,22A Lorong 11 Geylang is freehold.

What have units at 22,22A Lorong 11 Geylang sold for?⌄

Across 2 recorded transactions, the median price is S$692 psf. The latest was in December 2000.

What is the nearest MRT station to 22,22A Lorong 11 Geylang?⌄

Kallang MRT is the closest, 658 m away (about a 10-minute walk).

How many businesses are registered at 22,22A Lorong 11 Geylang?⌄

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.

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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.

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.

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.

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 — 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.