CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYConservationFreeholdDistrict 3 · Bukit Merah

259, 259a, 259b Outram Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2025

Quick Summary

259, 259a, 259b Outram Road is a commercial building in District 3 · Bukit Merah, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 2 transactions are on record since 1995, most recently in Jul 2025. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 259, 259a, 259b Outram Road.

Ask PropKaki

What are the key facts about 259, 259a, 259b Outram Road?

Key takeaway259, 259a, 259b Outram Road is a commercial building in District 3 · Bukit Merah, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 3 · Bukit Merah
Address: 259, 259a, 259b Outram Road
Land area: —
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 1

About 259, 259a, 259b Outram Road

259, 259A, 259B Outram Road is a commercial property in Bukit Merah (District 03). It is located along Outram Road, Singapore 169056.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey 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 freehold.

2 transactions have been recorded here, at a median of S$4,876 psf. The most recent was in July 2025.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Havelock MRT, 410 m away (about a 6-minute walk). The closest bus stop (Bef Outram Flyover) is 54 m away (about a 1-minute walk).

What is 259, 259a, 259b Outram Road zoned as?

Key takeaway259, 259a, 259b Outram Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0, with conservation status.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Conservation area: Tiong Bahru
Conserved building: Yes
Urban design area: Zion Road/ Havelock Road Ud Area

Run the full zoning report for this building →

What has 259, 259a, 259b Outram Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jul 2025 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2025	Shop House	S$15.00M	2,168 sqft	$6,919
Sept 2011	Shop House	S$6.14M	2,168 sqft	$2,834

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 259, 259a, 259b Outram Road rent for?

Key takeawayNo rent is published for 259, 259a, 259b Outram Road itself. On its street, Outram Road, retail space rented at a median of $6.64 psf a month in 2026Q3, with the middle half of leases between $5.94 and $7.30. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Outram Road

Street level · 2026Q3

25th pct

$5.94

$63.92 psm

Median

$6.64

$71.43 psm

75th pct

$7.30

$78.55 psm

S$ per sq ft per month · median +22.1% on a year earlier

2023Q1 · $53.57 psm2026Q3 · $71.43 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Office space on Outram Road

Street level · 2026Q3

25th pct

$4.52

$48.68 psm

Median

$4.80

$51.67 psm

75th pct

$5.94

$63.97 psm

S$ per sq ft per month · median -18.7% on a year earlier

2023Q4 · $47.06 psm2026Q3 · $51.67 psm median

URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 3 retail

Region band · 2026Q3

25th pct

$7.49

$80.65 psm

Median

$10.49

$112.95 psm

75th pct

$14.10

$151.72 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 3 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 259, 259a, 259b Outram 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 259, 259a, 259b Outram Road?

Key takeawayURA has approved 1 change of use at 259, 259a, 259b Outram Road since 2000, most recently in 2002, and refused 2. 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.

3 Jan 2023Renewed
Change of use
Renewal of temporary permission for backpackers' hostel use at 2nd to 4th storey and an existing restaurant at the 1st storey of the existing 4-storey shophouses
25 Oct 2021Renewed
Change of use
Renewal of temporary permission for backpackers' hostel use at 2nd to 4th storey and an existing restaurant at the 1st storey of the existing 4-storey shophouses
26 Nov 2019Renewed
Change of use
Renewal of temporary permission for backpackers' hostel use at 2nd to 4th storey and an existing restaurant at the 1st storey of the existing 4-storey shophouses
11 Jun 2019Refused
Change of use to restaurant with live entertainment
Proposed change of use of 1st storey premises to restaurant with live entertainment on lot 99679m mk01 at 259 outram road - coo(bukit merah planning area)
25 Sept 2018Renewed
Change of use
Renewal of temporary permission for backpackers' hostel use at 2nd to 4th storey and an existing restaurant at the 1st storey of the existing 4-storey shophouses
26 Feb 2013Approved
Additions & alterations
Regularisation of gfa and amendment to proposed addition & alteration to the existing 4-storey shophouses for backpacker hostel use at 2nd to 4th storey and an existing restaurant at the 1st storey
11 Oct 2012Approved
Additions & alterations
Proposed addition & alteration to the existing 4-storey shophouses for backpacker hostel use at 2nd to 4th storey and an existing restaurant at the 1st storey on lot 99679m mk 01 at 259 outram road
15 Nov 2011Refused
Additions & alterations
Proposed outline application for addition & alteration to the existing 4-storey shophouses for hotel use (total 25 guest rooms) for 2nd to 4th storey and existing restaurant at the 1st storey on lot 99679m mk 01 at 259 outram road
16 Apr 2007Approved
Additions & alterations
Proposed change of use & minor alterations/additions to the 1st to 4th storeys of the existing 4-storey terrace flats
14 Oct 2002Approved
Change of use to recreation clubhouse with ancillary snack bar
Proposed change of use of premises on the 1st storey to recreation clubhouse with ancillary snack bar
6 Aug 2002Refused
Change of use to recreational clubhouse with ancillary snack bar
Proposed change of use of premises on the 1st storey to recreational clubhouse with ancillary snack bar

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 Outram Road price?

Key takeawayAcross 25 strata sales on Outram Road in the last 5 years, the median is $1,742 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,742

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

What do commercial rents run near 259, 259a, 259b Outram 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 3 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$112.95 psm/mo

2026Q3

Price side (strata, 5y)

$3,294 psf

38 sales

An INDICATIVE AREA yield for District 3 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 3 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$78.10	$94.74	$116.67
Level 1 · 30 & Below	$73.20	$92.12	$107.33
Level 1 · >30 - 100	$83.20	$164.15	$200.48
Level 2 & 3 · >30 - 100	$58.43	$67.44	$75.00
Level 1 · >100 - 300	$226.54	$240.67	$264.22
Level 2 & 3 · >100 - 300	$83.56	$131.15	$186.77

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 259, 259a, 259b Outram Road?

Key takeawayThe nearest MRT/LRT is Havelock MRT, about 410 m away — and 3 competing retail premisess operate nearby.

Getting around

Havelock MRT410 m · ~6 min

Amenities nearby

Hotel · 22 mBef Outram Flyover · 54 mPlace Of Worship · 121 mHavelock MRT Exit 1 · 212 mEducational Institution · 213 mKim Tian Clinic · 239 mSingapore General Hospital · 325 mTiong Bahru Community Centre · 360 mPearl'S Hill City Pk · 444 mBusiness Park · 537 m

Competing premises nearby

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

Fassler Gourmet Pte Ltd · 97 mTiong Bahru Market · 289 mTiong Bahru Plaza · 877 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 259, 259a, 259b Outram Road

Key takeawayThe nearest station is Havelock (TE16), 212 m away — a moderately busy station, with about 16,000 taps in and out on an average weekday. 12 public car parks are within 500 m.

Foot traffic: busier than 53% of retail buildings

nearest MRT/LRT Havelock (TE16) 212 m, about 16,000 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 7, about 14,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 49,000 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

Havelock (TE16)212 m · about 16,000 weekday taps
Outram Park (EW16 / NE3 / TE17)477 m · about 78,000 weekday taps
Tiong Bahru (EW17)823 m · about 52,000 weekday taps
Chinatown (NE4 / DT19)896 m · about 97,000 weekday taps
Great World (TE15)906 m · about 21,000 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 259, 259a, 259b Outram Road. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Outram Rd (URA)47 m
S$0.60 per half-hour at midday on a weekday · 27 car lots
Outram Hill (URA)133 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Blk 59 Eng Hoon Street (HDB)161 m
S$0.60 per half-hour at midday on a weekday
Blk 61/69 Seng Poh Lane (HDB)236 m
S$0.60 per half-hour at midday on a weekday · gantry 2.4 m · 132 car lots
Blk 2B Boon Tiong Road (HDB)257 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 284 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Ganges Ave Off St, 816 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 259, 259a, 259b Outram Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 259, 259a, 259b Outram Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 259, 259a, 259b Outram Road as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
1
Accommodation and food services
0
Construction
0
Wholesale and retail trade
0
Information and communications
0
Other 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 259, 259a, 259b Outram Road

Where is 259, 259A, 259B Outram Road?⌄

259, 259A, 259B Outram Road is at 259, 259A, 259B Outram Road, Singapore 169056, in the Bukit Merah planning area.

What is 259, 259A, 259B Outram Road zoned as?⌄

259, 259A, 259B Outram Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 259, 259A, 259B Outram Road?⌄

259, 259A, 259B Outram Road is freehold.

Is 259, 259A, 259B Outram Road a conserved property?⌄

Yes. 259, 259A, 259B Outram Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 259, 259A, 259B Outram Road sold for?⌄

Across 2 recorded transactions, the median price is S$4,876 psf. The latest was in July 2025.

What is the nearest MRT station to 259, 259A, 259B Outram Road?⌄

Havelock MRT is the closest, 410 m away (about a 6-minute walk).

How many businesses are registered at 259, 259A, 259B Outram Road?⌄

3 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 259, 259a, 259b Outram 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 259, 259a, 259b Outram 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

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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, OpenStreetMap (© OpenStreetMap contributors) — 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.