CommercialCOMMERCIAL999-year leaseholdDistrict 28 · Sengkang

256,256a Jalan Kayu

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2022

Quick Summary

256,256a Jalan Kayu is a commercial building in District 28 · Sengkang, on land zoned COMMERCIAL under the URA Master Plan. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Mar 2022. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 256,256a Jalan Kayu.

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What are the key facts about 256,256a Jalan Kayu?

Key takeaway256,256a Jalan Kayu is a commercial building in District 28 · Sengkang, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: 999-year leasehold
District / Area: District 28 · Sengkang
Address: 256,256a Jalan Kayu
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

About 256,256a Jalan Kayu

256,256A Jalan Kayu is a commercial property in Sengkang (District 28). It is located along Jalan Kayu, Singapore 799484.

Under the URA Master Plan it sits on land zoned commercial.

The site is 999-year leasehold, with about 852 years remaining on the lease.

2 transactions have been recorded here, at a median of S$2,326 psf. The most recent was in March 2022.

The nearest MRT is Thanggam LRT, 276 m away (about a 4-minute walk). The closest bus stop (Opp Jln Tari Lilin) is 57 m away (about a 1-minute walk).

What is 256,256a Jalan Kayu zoned as?

Key takeaway256,256a Jalan Kayu sits on land zoned COMMERCIAL.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation

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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 256,256a Jalan Kayu sold for?

Key takeaway2 transactions are on record since 1995, most recently in Mar 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2022	Shop House	S$5.40M	1,805 sqft	$2,991
Jan 2012	Shop House	S$3.00M	1,805 sqft	$1,662

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

Market context around 256,256a Jalan Kayu

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m 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 256,256a Jalan Kayu?

Key takeawayURA has approved 3 changes of use at 256,256a Jalan Kayu since 2000, most recently in 2018, and refused 1. 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.

12 Jun 2024Renewed
Continued use as restaurant
Continued use of 1st storey premises as restaurant
30 Jul 2021Renewed
Continued use as restaurant
Continued use of 1st storey premises as restaurant
8 Aug 2018Approved
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant
11 May 2018Refused
Continued use as office
Continued use of the 2nd storey flat as office
4 Sept 2015Renewed
Continued use as office
Continued use of the 2nd storey flat as office
15 Feb 2012Approved
Change of use to office
Change of use of the 2nd storey flat to office
30 Aug 2006Approved
Change of use to restaurant
Change of use of the 1st sty shop to restaurant

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 is near 256,256a Jalan Kayu?

Key takeawayThe nearest MRT/LRT is Thanggam LRT, about 276 m away — and 3 competing retail premisess operate nearby.

Getting around

Thanggam LRT276 m · ~4 min

Amenities nearby

Jln Kayu Pk · 45 mPlace Of Worship · 53 mOpp Jln Tari Lilin · 57 mKang Clinic · 241 mThanggam LRT Exit A · 273 mEducational Institution · 299 mPort / Airport · 1.3 km

Competing premises nearby

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

Labiba Enterprise Pte. Ltd. · 178 mThe Seletar Mall · 804 mFernvale Hawker Centre and Market · 825 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 256,256a Jalan Kayu

Key takeawayThe nearest station is Thanggam (SW4), 273 m away — a quiet station, with 5,893 taps in and out on an average weekday. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 6% of retail buildings

nearest MRT/LRT Thanggam (SW4) 273 m, about 5,893 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 11, about 5,441 taps a weekday; Sengkang: 17,566 resident workers (Census 2020, by workplace); about 52,000 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

Thanggam (SW4)273 m · 5,893 weekday taps
Fernvale (SW5)741 m · about 13,000 weekday taps
Kupang (SW3)873 m · 3,355 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 256,256a Jalan Kayu. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with 5,441 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Kayu Off St (URA)89 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 207 car lots
Blk 465 Fernvale Road (HDB)344 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 416 car lots
Blk 464A-B, 465B, 466A-B Fernvale Road (HDB)393 m
no short-term parking · 6 car lots
Blk 450 Sengkang West Way (HDB)438 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 100 car lots
Blk 451 Sengkang West Way (HDB)465 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. 256,256a Jalan Kayu's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 256,256a Jalan Kayu?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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 256,256a Jalan Kayu

Where is 256,256A Jalan Kayu?⌄

256,256A Jalan Kayu is at 256,256A Jalan Kayu, Singapore 799484, in the Sengkang planning area.

What is 256,256A Jalan Kayu zoned as?⌄

256,256A Jalan Kayu sits on land zoned commercial under the URA Master Plan.

What is the tenure of 256,256A Jalan Kayu?⌄

256,256A Jalan Kayu is 999-year leasehold. About 852 years remain on the lease.

What have units at 256,256A Jalan Kayu sold for?⌄

Across 2 recorded transactions, the median price is S$2,326 psf. The latest was in March 2022.

What is the nearest MRT station to 256,256A Jalan Kayu?⌄

Thanggam LRT is the closest, 276 m away (about a 4-minute walk).

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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.

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.

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.