CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 5 · Queenstown

28,28a Clementi Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2004

Quick Summary

28,28a Clementi Road is a commercial building in District 5 · Queenstown, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. 1 transaction is on record since 1995, most recently in Jul 2004. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 28,28a Clementi Road.

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What are the key facts about 28,28a Clementi Road?

Key takeaway28,28a Clementi Road is a commercial building in District 5 · Queenstown, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 5 · Queenstown
Address: 28,28a Clementi Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 28,28a Clementi Road

28,28A Clementi Road is a commercial property in Queenstown (District 05). It is located along Clementi Road, Singapore 129754.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

1 transaction has been recorded here, at a median of S$642 psf. The most recent was in July 2004.

The closest bus stop (Aft Clementi Rd) is 123 m away (about a 2-minute walk).

What is 28,28a Clementi Road zoned as?

Key takeaway28,28a Clementi Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 28,28a Clementi Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jul 2004 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2004	Shop House	S$1.95M	3,037 sqft	$642

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 28,28a Clementi Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 5 retail, retail space rented at a median of $11.04 psf a month in 2026Q3, with the middle half of leases between $7.45 and $15.35. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 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 5 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 28,28a Clementi 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 28,28a Clementi Road?

Key takeawayURA has approved 3 changes of use at 28,28a Clementi Road since 2000, most recently in 2013. 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.

4 Sept 2023Renewed
Additions & alterations
Continued use of the 1st storey premises as restaurant at 1st storey and retention of additions & alterations to the existing 2-storey building
13 Jun 2016Renewed
Additions & alterations
Continued use of the 1st storey premises as restaurant, proposed outdoor refreshment area at 1st storey and retention of additions & alterations to the existing 2-storey building mk03 on lot 00312v at 28 clementi road (queenstown planning area)
3 Feb 2016Refused
Additions & alterations
Continued use of the 1st storey premises as restaurant, proposed outdoor refreshment area at 1st storey and retention of additions & alterations to the existing 2-storey building mk03 on lot 00312v at 28 clementi road (queenstown planning area)
17 Jun 2013Approved
Change of use to restaurant
Proposed change of use of the 1st storey pet shop to restaurant
22 Nov 2011Approved
Change of use to ice cream parlour
Change of use at the 1st storey pet shop to ice cream parlour
27 Mar 2003Approved
Change of use to pet shop
Proposed change of use of the 1st storey trading office to pet shop

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 28,28a Clementi 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 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 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 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

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 28,28a Clementi Road?

Amenities nearby

Educational Institution · 65 mAft Clementi Rd · 123 mPort / Airport · 345 mKent Ridge Clinic · 365 mPlace Of Worship · 592 mBusiness Park · 1.1 km

Competing premises nearby

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

West Coast Plaza · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 28,28a Clementi Road

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Kent Ridge, 1.7 km away. 4 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 4% of retail buildings

no MRT/LRT within 1 km (nearest Kent Ridge, 1.7 km); bus stops within 400 m: 14, about 8,600 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 13,000 residents within 1 km (June 2026); 0 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.

Bus

14 bus stops within 400 m, with 8,600 boardings and alightings on an average weekday.

Public car parks within 500 m

Neo Pee Teck Lane (URA)66 m
season S$90/month
Pasir Panjang Rd - Cle Menti Rd Off St (URA)182 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 47 car lots
Harbour Drive (URA)402 m
West Coast Park 1 Off St (URA)482 m
S$0.60 per half-hour at midday on a weekday · 58 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 28,28a Clementi Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 28,28a Clementi Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 28,28a Clementi Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
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 28,28a Clementi Road

Where is 28,28A Clementi Road?⌄

28,28A Clementi Road is at 28,28A Clementi Road, Singapore 129754, in the Queenstown planning area.

What is 28,28A Clementi Road zoned as?⌄

28,28A Clementi Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What have units at 28,28A Clementi Road sold for?⌄

Across 1 recorded transaction, the median price is S$642 psf. The latest was in July 2004.

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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.

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%).

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), 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.