CommercialCOMMERCIALConservationDistrict 8 · Rochor

27 Lembu Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 1997

Quick Summary

27 Lembu Road is a commercial building in District 8 · Rochor, on land zoned COMMERCIAL under the URA Master Plan. 1 transaction is on record since 1995, most recently in Feb 1997. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 27 Lembu Road.

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What are the key facts about 27 Lembu Road?

Key takeaway27 Lembu Road is a commercial building in District 8 · Rochor, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 8 · Rochor
Address: 27 Lembu Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Listed as: Shop / Shophouse, Food & Beverage
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 3

About 27 Lembu Road

27 Lembu Road is a commercial property in Rochor (District 08). It is located along Lembu Road, Singapore 208455.

Under the URA Master Plan it sits on land zoned commercial. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines. It lies inside the Central Area.

1 transaction has been recorded here, at a median of S$1,250 psf. The most recent was in February 1997.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Farrer Park MRT, 236 m away (about a 4-minute walk). The closest bus stop (Aft Blk 672B) is 219 m away (about a 3-minute walk).

What is 27 Lembu Road zoned as?

Key takeaway27 Lembu Road sits on land zoned COMMERCIAL, with conservation status, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Conservation area: Little India
Conserved building: Yes
Urban design area: Udga
Central Area: Yes

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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 27 Lembu Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Feb 1997 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 1997	Shop House	S$990k	792 sqft	$1,250

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 27 Lembu Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 8 retail, retail space rented at a median of $8.25 psf a month in 2026Q3, with the middle half of leases between $6.30 and $9.03. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 8 retail

Region band · 2026Q3

25th pct

$6.30

$67.76 psm

Median

$8.25

$88.77 psm

75th pct

$9.03

$97.19 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 8 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 27 Lembu 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.

How fast units move at 27 Lembu Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 0 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 27 Lembu Road?

Key takeawayURA has approved 2 changes of use at 27 Lembu Road since 2000, most recently in 2005. 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.

F&B and nightlife here

No new bars, pubs, nightclubs or karaoke lounges (a Historic Conservation Area).

Per URA's Use of Buildings in Conservation Areas. A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

8 Aug 2005Approved
Change of use to residential
Change of use 2nd storey office to residential
13 Apr 2005Approved
Change of use: office → residential unit
Change of use of premises at the attic from office to residential unit

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 27 Lembu 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 8 retail

Gross yield (area)

3.6%

3.3% net of property tax

Rent side (median of bands)

$88.77 psm/mo

2026Q3

Price side (strata, 5y)

$2,744 psf

59 sales

An INDICATIVE AREA yield for District 8 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 8 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$67.76	$96.11	$143.21
Level 1 · 30 & Below	$76.14	$92.59	$171.04
B1 & Below · 30 & Below	$90.68	$93.21	$137.37
Level 2 & 3 · >30 - 100	$46.15	$61.63	$86.96
Level 1 · >30 - 100	$73.94	$90.91	$97.19
B1 & Below · >30 - 100	$82.17	$88.77	$163.62
Level 1 · >100 - 300	$59.57	$69.55	$95.87
Level 2 & 3 · >100 - 300	$43.92	$47.03	$64.17

Office rents — Central Area ($ psm/month, 2026Q3)

Building class · size band	25th pct	Median	75th pct
Category 2 · 100 & Below	$54.65	$69.39	$88.80
Category 1 · 100 & Below	$103.62	$122.24	$132.43
Category 1 · >100 - 200	$116.28	$126.99	$148.35
Category 2 · >100 - 200	$65.57	$82.87	$97.63
Category 1 · >200 - 500	$114.67	$128.09	$145.77
Category 2 · >200 - 500	$64.83	$82.57	$94.73
Category 1 · >500 - 1000	$106.56	$137.78	$148.23
Category 2 · >500 - 1000	$85.04	$89.34	$109.80

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 27 Lembu Road?

Key takeawayThe nearest MRT/LRT is Farrer Park MRT, about 236 m away — and 3 competing retail premisess operate nearby.

Getting around

Farrer Park MRT236 m · ~4 min

Amenities nearby

Place Of Worship · 53 mHotel · 71 mTayka Medical · 84 mRowell Rd Os · 191 mFarrer Park MRT Exit F · 215 mAft Blk 672B · 219 mFarrer Park Hospital · 306 mEducational Institution · 433 mPek Kio Community Centre · 488 mKallang Polyclinic · 871 m

Competing premises nearby

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

Mustafa Holdings Pte Ltd · 126 mCity Square Mall · 264 mBerseh Food Centre · 398 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 27 Lembu Road

Key takeawayThe nearest station is Farrer Park (NE8), 215 m away — a busy station, with about 57,000 taps in and out on an average weekday. 62 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 71% of retail buildings

nearest MRT/LRT Farrer Park (NE8) 215 m, about 57,000 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 6, about 19,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 35,000 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

Farrer Park (NE8)215 m · about 57,000 weekday taps
Jalan Besar (DT22)522 m · about 21,000 weekday taps
Little India (NE7 / DT12)565 m · about 55,000 weekday taps
Rochor (DT13)679 m · about 22,000 weekday taps
Lavender (EW11)934 m · about 39,000 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 27 Lembu Road. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lembu Rd (URA)29 m
S$0.60 per half-hour at midday on a weekday · 19 car lots
Backlane (Desker Rd) (URA)97 m
Birch Rd (URA)124 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Roberts Lane (URA)127 m
S$0.60 per half-hour at midday on a weekday · 39 car lots
Little India A (Bet Bu Ffalo & Rangoon Rd) (URA)134 m
season S$100/month

Public car parks only, by straight-line distance, with the operator's published rates. 27 Lembu Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 27 Lembu Road?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 27 Lembu Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Construction
1
Information and communications
1

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 27 Lembu Road

Where is 27 Lembu Road?⌄

27 Lembu Road is at 27 Lembu Road, Singapore 208455, in the Rochor planning area.

What is 27 Lembu Road zoned as?⌄

27 Lembu Road sits on land zoned commercial under the URA Master Plan.

Is 27 Lembu Road a conserved property?⌄

Yes. 27 Lembu Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 27 Lembu Road sold for?⌄

Across 1 recorded transaction, the median price is S$1,250 psf. The latest was in February 1997.

What is the nearest MRT station to 27 Lembu Road?⌄

Farrer Park MRT is the closest, 236 m away (about a 4-minute walk).

How many businesses are registered at 27 Lembu 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.

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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.

F&B / nightlife: per URA's Use of Buildings in Conservation Areas. A planning guideline, not a decision on any unit.

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 PropKaki's submarket map, URA planning decisions, URA's rules for conservation areas, 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.