CommercialDistrict 5 · Queenstown

28,28a South Buona Vista Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2004

Quick Summary

28,28a South Buona Vista Road is a commercial building in District 5 · Queenstown. 1 transaction is on record since 1995, most recently in Jan 2004. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 28,28a South Buona Vista Road.

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What are the key facts about 28,28a South Buona Vista Road?

Key takeaway28,28a South Buona Vista Road is a commercial building in District 5 · Queenstown.

Asset class: Commercial
Land-use zone: Not on record
Gross plot ratio: —
Tenure: Not on record
District / Area: District 5 · Queenstown
Address: 28,28a South Buona Vista Road
Land area: —
Completed: Not on record
Storeys: Not on record
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 28,28a South Buona Vista Road

28,28A South Buona Vista Road is a commercial property in Queenstown (District 05). It is located along South Buona Vista Road.

1 transaction has been recorded here, at a median of S$456 psf. The most recent was in January 2004.

What has 28,28a South Buona Vista Road sold for?

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

Date	Use	Price	Area	PSF
Jan 2004	Shop House	S$680k	1,491 sqft	$456

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 South Buona Vista Road rent for?

Key takeawayNo rent is published for 28,28a South Buona Vista Road itself. On its street, South Buona Vista Road, retail space rented at a median of $5.02 psf a month in 2026Q3, with the middle half of leases between $4.65 and $5.80. That is not this building's own rent, and never a quote for a particular unit.

Retail space on South Buona Vista Road

Street level · 2026Q3

25th pct

$4.65

$50.00 psm

Median

$5.02

$54.06 psm

75th pct

$5.80

$62.46 psm

S$ per sq ft per month · median +3% on a year earlier

2023Q4 · $53.85 psm2026Q3 · $54.06 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 South Buona Vista Road

Street level · 2025Q1

25th pct

—

— psm

Median

$3.48

$37.50 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

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 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 South Buona Vista Road

Key takeawayBrokers' retail figures for Singapore as a whole — 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 (island-wide)

Singapore total: Rent S$30.38 psf/mth · Vacancy 6.3% (1Q 2026) · Planned / under construction 2.38m 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 South Buona Vista Road?

Key takeawayURA has approved 3 changes of use at 28,28a South Buona Vista Road since 2000, most recently in 2022, 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.

5 Jan 2022Approved
Change of use to massage establishment
Proposed change of use of 1st storey shop to massage establishment
12 Oct 2021Refused
Additions & alterations
Proposed additions & alterations to the existing 2-storey shop house involving addition of 3rd storey level on lot 99009t mk03 at 28 & 28a south buona vista road. singapore 118159 (queenstown)
12 Jul 2021Refused
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant
13 Jun 2017Refused
Change of use: shop → bar/pub
Proposed change of use of 1st storey from shop to bar/pub
10 Jan 2012Approved
Change of use to eating house
Change of use of the 1st storey shop to eating house
12 Nov 2008Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
9 Nov 2005Approved
Change of use: shop → restaurant
Propose change of use of the 1st storey from 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).

How does South Buona Vista Road price?

Key takeawayAcross 12 strata sales on South Buona Vista Road in the last 5 years, the median is $1,992 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,992

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

What do commercial rents run near 28,28a South Buona Vista 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.

How many companies are registered at 28,28a South Buona Vista Road?

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 28,28a South Buona Vista Road

Where is 28,28A South Buona Vista Road?⌄

28,28A South Buona Vista Road is at 28,28A South Buona Vista Road, in the Queenstown planning area.

What have units at 28,28A South Buona Vista Road sold for?⌄

Across 1 recorded transaction, the median price is S$456 psf. The latest was in January 2004.

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

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 URA planning decisions — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

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.