CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYConservationFreeholdDistrict 3 · Bukit Merah

269 Outram Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2022

Quick Summary

269 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. 1 transaction is 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 269 Outram Road.

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What are the key facts about 269 Outram Road?

Key takeaway269 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: 269 Outram Road
Land area: —
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 269 Outram Road

269 Outram Road is a commercial property in Bukit Merah (District 03). It is located along Outram Road, Singapore 169061.

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.

1 transaction has been recorded here, at a median of S$4,499 psf. The most recent was in March 2022.

The nearest MRT is Havelock MRT, 367 m away (about a 6-minute walk). The closest bus stop (Bef Outram Flyover) is 92 m away (about a 1-minute walk).

What is 269 Outram Road zoned as?

Key takeaway269 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 269 Outram Road sold for?

Key takeaway1 transaction is 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	Retail	S$6.10M	1,356 sqft	$4,499

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 269 Outram Road rent for?

Key takeawayNo rent is published for 269 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 269 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 269 Outram Road?

Key takeawayURA's planning decisions at 269 Outram Road since 2000 are below. 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.

9 Oct 2018Approved
Additions & alterations
Proposed regularisation of gfa and amendment to approved addition and alteration to existing 4 units of 4 storey conservation shop/ flats building comprising 2 units of shops (h/n 265 & 267) and 2 units of restaurants (h/s 269 & 271) at 1st storey with residential flat units above (17 units) mk 01 on lot 99676x, 99677l, 99687a at 267, 265, 269, 271 outram road (tiong bahru conservation area)
1 Nov 2017Approved
Additions & alterations
Proposed addition and alteration to existing 4 units of 4 storey conservation shop/ flats building comprising 2 units of shops (h/n 265 & 267) and 2 units of restaurants (h/s 269 & 271) at 1st storey with residential flat units above (17 units) mk 01 on lot 99676x, 99677l, 99687a at 267, 265, 269, 271 outram road (tiong bahru conservation area)

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 269 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 269 Outram Road?

Key takeawayThe nearest MRT/LRT is Havelock MRT, about 367 m away — and 3 competing retail premisess operate nearby.

Getting around

Havelock MRT367 m · ~6 min

Amenities nearby

Hotel · 23 mBef Outram Flyover · 92 mPlace Of Worship · 121 mHavelock MRT Exit 1 · 170 mEducational Institution · 221 mKim Tian Clinic · 240 mSingapore General Hospital · 369 mTiong Bahru Community Centre · 374 mPearl'S Hill City Pk · 466 mBusiness Park · 561 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 · 120 mTiong Bahru Market · 280 mTiong Bahru Plaza · 855 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 269 Outram Road

Key takeawayThe nearest station is Havelock (TE16), 169 m away — a moderately busy station, with about 16,000 taps in and out on an average weekday. 13 public car parks are within 500 m.

Foot traffic: busier than 53% of retail buildings

nearest MRT/LRT Havelock (TE16) 169 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)169 m · about 16,000 weekday taps
Outram Park (EW16 / NE3 / TE17)515 m · about 78,000 weekday taps
Tiong Bahru (EW17)801 m · about 52,000 weekday taps
Great World (TE15)863 m · about 21,000 weekday taps
Chinatown (NE4 / DT19)914 m · about 97,000 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 269 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)17 m
S$0.60 per half-hour at midday on a weekday · 27 car lots
Outram Hill (URA)153 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Blk 59 Eng Hoon Street (HDB)174 m
S$0.60 per half-hour at midday on a weekday
Blk 2B Boon Tiong Road (HDB)216 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 284 car lots
Blk 61/69 Seng Poh Lane (HDB)248 m
S$0.60 per half-hour at midday on a weekday · gantry 2.4 m · 132 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, 772 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 269 Outram Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 269 Outram Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 269 Outram Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food 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 269 Outram Road

Where is 269 Outram Road?⌄

269 Outram Road is at 269 Outram Road, Singapore 169061, in the Bukit Merah planning area.

What is 269 Outram Road zoned as?⌄

269 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 269 Outram Road?⌄

269 Outram Road is freehold.

Is 269 Outram Road a conserved property?⌄

Yes. 269 Outram Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 269 Outram Road sold for?⌄

Across 1 recorded transaction, the median price is S$4,499 psf. The latest was in March 2022.

What is the nearest MRT station to 269 Outram Road?⌄

Havelock MRT is the closest, 367 m away (about a 6-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.

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 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.