CommercialHOTELFreeholdDistrict 8 · Kallang

28 Penhas Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2006

Quick Summary

28 Penhas Road is a commercial building in District 8 · Kallang, on land zoned HOTEL 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 Sept 2006. 3 units are currently listed for rent. ACRA records 1 live company registration at this address.

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

Ask PropKaki

What are the key facts about 28 Penhas Road?

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

Asset class: Commercial
Land-use zone: HOTEL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 8 · Kallang
Address: 28 Penhas Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Listed as: Food & Beverage, Shop / Shophouse
Transactions on record: 1 (records start 1995)
Live listings: 3
ACRA registrations: 1

About 28 Penhas Road

28 Penhas Road is a commercial property in Kallang (District 08). It is located along Penhas Road, Singapore 208187.

Under the URA Master Plan it sits on land zoned hotel with a gross plot ratio of 3.

The site is freehold.

1 transaction has been recorded here, at a median of S$505 psf. The most recent was in September 2006.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Lavender MRT, 254 m away (about a 4-minute walk). The closest bus stop (Aft Kallang Rd) is 120 m away (about a 2-minute walk).

What is 28 Penhas Road zoned as?

Key takeaway28 Penhas Road sits on land zoned HOTEL with a gross plot ratio of 3.0.

Land-use zone: HOTEL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 28 Penhas Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Sept 2006 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2006	Shop House	S$3.11M	6,152 sqft	$505

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 Penhas 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 Penhas 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 28 Penhas Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 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 28 Penhas Road?

Key takeawayURA has approved 1 change of use at 28 Penhas Road since 2000, most recently in 2020. 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.

31 Aug 2020ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant - ibis budget singapore imperial
12 Jan 2015Approved
Additions & alterations
Proposed addition and alteration of an existing 4-storey hotel development (total :84 rooms) with shop/restaurant on 1st storey ,hotel rooms on the 2nd to 4th storey on lot 02657v ts 17 at 28 penhas road

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 Penhas Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near 28 Penhas 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 available at 28 Penhas Road right now?

Key takeaway3 units are currently listed at 28 Penhas Road. One row per unit; several agents often market the same unit.

For rent (3)

Penhas Road2 agentsS$7k/mo · 904 sqft
Penhas Road2 agentsS$2k/mo · 95 sqft
ibis budget Singapore Imperial2 agentsS$8k/mo · 912 sqft

Browse every listing at this building →

What is near 28 Penhas Road?

Key takeawayThe nearest MRT/LRT is Lavender MRT, about 254 m away — and 3 competing retail premisess operate nearby.

Getting around

Lavender MRT254 m · ~4 min

Amenities nearby

Hotel · 0 mAft Kallang Rd · 121 mBelief Family Clinic · 153 mJalan Besar Community Club · 195 mLavender MRT Exit B · 226 mPlace Of Worship · 267 mEducational Institution · 407 mKallang Polyclinic · 894 mFarrer Park Hospital · 1.0 km

Competing premises nearby

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

Mahota Food Pte. Ltd. · 153 mAperia Mall · 216 mNorth Bridge Road Market & Food Centre · 475 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 28 Penhas Road

Key takeawayThe nearest station is Lavender (EW11), 225 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 35 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 55% of retail buildings

nearest MRT/LRT Lavender (EW11) 225 m, about 39,000 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 7, about 21,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 30,000 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

Lavender (EW11)225 m · about 39,000 weekday taps
Bendemeer (DT23)437 m · about 11,000 weekday taps
Farrer Park (NE8)747 m · about 57,000 weekday taps
Jalan Besar (DT22)924 m · about 21,000 weekday taps
Boon Keng (NE9)941 m · about 51,000 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 Penhas Road. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Service Rd (Penhas Rd) (URA)14 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Penhas Rd (URA)46 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Penhas Rd - Lavender S T Off St (URA)54 m
S$0.60 per half-hour at midday on a weekday · 29 car lots
King George'S Ave - Ho Rne Rd Off St (URA)67 m
S$0.75 per half-hour at midday on a weekday · 61 car lots
Horne Rd (URA)85 m
S$0.60 per half-hour at midday on a weekday · 34 car lots

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

Who's registered at 28 Penhas Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 28 Penhas Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
1
Real estate
0
Financial and insurance
0
Manufacturing
0
Wholesale and retail trade
0
Transportation and storage
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 Penhas Road

Where is 28 Penhas Road?⌄

28 Penhas Road is at 28 Penhas Road, Singapore 208187, in the Kallang planning area.

What is 28 Penhas Road zoned as?⌄

28 Penhas Road sits on land zoned hotel under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 28 Penhas Road?⌄

28 Penhas Road is freehold.

What have units at 28 Penhas Road sold for?⌄

Across 1 recorded transaction, the median price is S$505 psf. The latest was in September 2006.

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

Lavender MRT is the closest, 254 m away (about a 4-minute walk).

How many businesses are registered at 28 Penhas 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.

For agents · in the PropKaki app

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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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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 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.