CommercialRESIDENTIALFreeholdDistrict 8 · Kallang

28 Beatty Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2011

Quick Summary

28 Beatty Road is a commercial building in District 8 · Kallang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.6. It is freehold. 1 transaction is on record since 1995, most recently in Dec 2011. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 28 Beatty Road.

Ask PropKaki

What are the key facts about 28 Beatty Road?

Key takeaway28 Beatty Road is a commercial building in District 8 · Kallang, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.6
Tenure: Freehold
District / Area: District 8 · Kallang
Address: 28 Beatty Road
Land area: —
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 3
Strata formed: 1987 (MCST 1233)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 28 Beatty Road

28 Beatty Road is a mixed-use property in Kallang (District 08). It is located along Beatty Road, Singapore 209951.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.6.

The site is freehold.

1 transaction has been recorded here, at a median of S$866 psf. The most recent was in December 2011.

The nearest MRT is Bendemeer MRT, 392 m away (about a 6-minute walk). The closest bus stop (Arc 380) is 131 m away (about a 2-minute walk).

What is 28 Beatty Road zoned as?

Key takeaway28 Beatty Road sits on land zoned RESIDENTIAL with a gross plot ratio of 1.6.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.6

Run the full zoning report for this building →

What has 28 Beatty Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2011	Shop House	S$1.10M	1,270 sqft	$866

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 Beatty 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 28 Beatty 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 Beatty Road?

Key takeawayURA has approved 1 change of use at 28 Beatty Road since 2000, most recently in 2017, and refused 1. 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.

10 Dec 2025Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
6 Feb 2024Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
27 Apr 2021Refused
Change of use to bar/pub
Proposed change of use of 1st storey unit to bar/pub at 28 beatty road
4 Jan 2021Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
1 Nov 2018Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
4 Jan 2017Approved
Change of use to restaurant
Proposed change of use of the 1st storey 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).

What do commercial rents run near 28 Beatty 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

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 Beatty Road?

Key takeawayThe nearest MRT/LRT is Bendemeer MRT, about 392 m away — and 3 competing retail premisess operate nearby.

Getting around

Bendemeer MRT392 m · ~6 min

Amenities nearby

Hotel · 75 mTrinity Mediplus (Lavender) · 123 mArc 380 · 131 mPlace Of Worship · 216 mSomme Rd Pg · 314 mKallang Polyclinic · 321 mBendemeer MRT Exit A · 401 mKallang Community Club · 554 mFarrer Park Hospital · 640 mEducational Institution · 657 m

Competing premises nearby

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

Amista International Pte. Ltd. · 314 mCity Square Mall · 426 mBlk 29 Bendemeer Road · 703 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 28 Beatty Road

Key takeawayThe nearest station is Bendemeer (DT23), 392 m away — a quiet station, with about 11,000 taps in and out on an average weekday. 40 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 61% of retail buildings

nearest MRT/LRT Bendemeer (DT23) 392 m, about 11,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 9, about 21,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 41,000 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

Bendemeer (DT23)392 m · about 11,000 weekday taps
Farrer Park (NE8)441 m · about 57,000 weekday taps
Boon Keng (NE9)458 m · about 51,000 weekday taps
Lavender (EW11)792 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 28 Beatty Road. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 21,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Beatty Rd Off St (URA)20 m
S$0.60 per half-hour at midday on a weekday · 17 car lots
Jln Besar - Beatty Rd Off St (URA)60 m
S$0.60 per half-hour at midday on a weekday · 37 car lots
Beatty Rd (URA)102 m
S$0.60 per half-hour at midday on a weekday · 32 car lots
Serangoon Rd - Lavende R St Off St (URA)140 m
S$0.60 per half-hour at midday on a weekday · 112 car lots
Kempas Rd (URA)146 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 23 car lots

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

Who's registered at 28 Beatty Road?

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

Wholesale and retail trade
0
Professional, scientific and technical 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 Beatty Road

Where is 28 Beatty Road?⌄

28 Beatty Road is at 28 Beatty Road, Singapore 209951, in the Kallang planning area.

What is 28 Beatty Road zoned as?⌄

28 Beatty Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.6.

What is the tenure of 28 Beatty Road?⌄

28 Beatty Road is freehold.

What have units at 28 Beatty Road sold for?⌄

Across 1 recorded transaction, the median price is S$866 psf. The latest was in December 2011.

What is the nearest MRT station to 28 Beatty Road?⌄

Bendemeer MRT is the closest, 392 m away (about a 6-minute walk).

For agents · in the PropKaki app

The facts are here — now get the verdict on 28 Beatty 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 28 Beatty 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.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

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.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, 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.