CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 12 · Kallang

22 Boon Keng Road

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

22 Boon Keng Road 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 2.8. ACRA records 8 live company registrations at this address.

The facts are here — now get the verdict on 22 Boon Keng Road.

Ask PropKaki

What are the key facts about 22 Boon Keng Road?

Key takeaway22 Boon Keng Road 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: 2.8
Tenure: Not on record
District / Area: District 12 · Kallang
Address: —
Land area: 4,577 sqm
Completed: 1973 (HDB Property Information)
Storeys: 12 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 8

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 22 Boon Keng Road

22 Boon Keng Road is a commercial building in Kallang (District 12). It is located along Boon Keng Road, Singapore 330022.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8.

It occupies roughly 4,577 sqm of land with about 131,192 sqm of gross floor area.

33 businesses are currently registered at this address with ACRA.

The nearest MRT is Boon Keng MRT, 130 m away (about a 2-minute walk). The closest bus stop (Boon Keng Stn/Blk 22) is 28 m away (about a 0-minute walk). Aperia Mall is 860 m away (about a 13-minute walk).

What is 22 Boon Keng Road zoned as?

Key takeaway22 Boon Keng Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 22 Boon Keng Road 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 22 Boon Keng 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 22 Boon Keng Road?

Key takeawayURA has approved 2 changes of use at 22 Boon Keng Road since 2000, most recently in 2016. 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.

18 Nov 2019RenewedFloor 1
Continued use as self-service operated laundry
Continued use of part of unit #01-XX as self-service operated laundry - bendemeer ville
24 Oct 2016ApprovedFloor 1
Change of use to coin-operated laundry
Proposed change of use of part of unit #01-XX to coin-operated laundry - bendemeer ville
2 Sept 2016Approved
Additions & alterations
Proposed additions & alterations to precinct activity hub involving addition of new covering over existing open stage and new extension of existing precinct pavilion
16 May 2013Approved
Additions & alterations
Proposed upgrading of existing street soccer court in front of block 22 boon keng road
20 Jan 2010Approved
Additions & alterations
Proposed amendment to approved covered linkway from existing covered linkway at block 22 boon keng road to kallang community club
5 Jun 2009Approved
Additions & alterations
Proposed addition of covered linkway from existing covered linkway at block 22 boon keng road to kallang community club
3 May 2001ApprovedFloor 1
Change of use: kindergarten → diabetes education centre and cancer screening centre
Proposed change of use of unit #01-XX from kindergarten to diabetes education centre and cancer screening centre

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 Boon Keng 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 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 22 Boon Keng Road?

Key takeawayThe nearest MRT/LRT is Boon Keng MRT, about 130 m away.

Getting around

Boon Keng MRT130 m · ~2 min

Amenities nearby

Boon Keng Stn/Blk 22 · 29 mBoon Keng MRT Exit C · 83 mPlace Of Worship · 97 mKallang Community Club · 112 mThe Family Clinic (Towner) · 134 mBlk 29 Bendemeer Road · 214 mKallang Polyclinic · 333 mSheng Siong Supermarket Pte Ltd · 444 mEducational Institution · 524 mHotel · 575 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 22 Boon Keng Road

Key takeawayThe nearest station is Boon Keng (NE9), 82 m away — a busy station, with about 51,000 taps in and out on an average weekday. 20 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 82% of retail buildings

nearest MRT/LRT Boon Keng (NE9) 82 m, about 51,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 10, about 33,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 51,000 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

Boon Keng (NE9)82 m · about 51,000 weekday taps
Bendemeer (DT23)515 m · about 11,000 weekday taps
Farrer Park (NE8)901 m · about 57,000 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 Boon Keng Road. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 33,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 6A Boon Keng Road (HDB)100 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 276 car lots
Blk 22/24 Serangoon Road (HDB)105 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 168 car lots
Blk 102/107 Towner Road (HDB)176 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 361 car lots
Blk 23 Bendemeer Road (HDB)177 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 50 car lots
Blk 8C Boon Keng Road (HDB)189 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 369 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

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

Who's registered at 22 Boon Keng Road?

Key takeaway8 live companies (and LLPs and branches; sole proprietors are not counted) list 22 Boon Keng Road as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Accommodation and food services
1
Construction
1
Wholesale and retail trade
1
Health and social services
1
Manufacturing
1
Financial and insurance
1
Education
1
Other services
1
Transportation and storage
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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 22 Boon Keng Road

Where is 22 Boon Keng Road?⌄

22 Boon Keng Road is at Boon Keng Road, Singapore 330022, in the Kallang planning area.

What is 22 Boon Keng Road zoned as?⌄

22 Boon Keng Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 22 Boon Keng Road?⌄

No caveats have been lodged for 22 Boon Keng Road in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 22 Boon Keng Road?⌄

Boon Keng MRT is the closest, 130 m away (about a 2-minute walk).

How many businesses are registered at 22 Boon Keng Road?⌄

33 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.

For agents · in the PropKaki app

The facts are here — now get the verdict on 22 Boon Keng 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 22 Boon Keng 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

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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 HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 10 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.