CommercialCOMMERCIALConservationFreeholdDistrict 8 · Kallang

302 @ Besar

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2005

Quick Summary

302 @ Besar is a commercial building in District 8 · Kallang, on land zoned COMMERCIAL 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 2005. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 302 @ Besar.

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What are the key facts about 302 @ Besar?

Key takeaway302 @ Besar is a commercial building in District 8 · Kallang, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 8 · Kallang
Address: 302 Jalan Besar
Land area: 380 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 3

About 302 @ Besar

302 @ Besar is a commercial building in Kallang (District 08). It is located along Jalan Besar, Singapore 208963.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold. It occupies roughly 380 sqm of land with about 1,139 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$720 psf. The most recent was in September 2005.

4 businesses are currently registered at this address with ACRA.

The nearest MRT is Bendemeer MRT, 471 m away (about a 7-minute walk). The closest bus stop (Aft Allenby Rd) is 133 m away (about a 2-minute walk).

What is 302 @ Besar zoned as?

Key takeaway302 @ Besar sits on land zoned COMMERCIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Conservation area: Jalan Besar

Run the full zoning report for this building →

What has 302 @ Besar sold for?

Key takeaway1 transaction is on record since 1995, most recently in Sept 2005 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2005	Retail	S$5.25M	7,293 sqft	$720

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 302 @ Besar rent for?

Key takeawayNo rent is published for 302 @ Besar itself. On its street, Jalan Besar, retail space rented at a median of $7.09 psf a month in 2026Q3, with the middle half of leases between $5.45 and $7.86. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Jalan Besar

Street level · 2026Q3

25th pct

$5.45

$58.63 psm

Median

$7.09

$76.30 psm

75th pct

$7.86

$84.56 psm

S$ per sq ft per month · median -19.1% on a year earlier

2023Q4 · $64.22 psm2026Q3 · $76.30 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 Jalan Besar

Street level · 2026Q3

25th pct

$4.73

$50.86 psm

Median

$5.59

$60.19 psm

75th pct

$6.71

$72.25 psm

S$ per sq ft per month · median +7.1% on a year earlier

2023Q4 · $53.03 psm2026Q3 · $60.19 psm median

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 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 302 @ Besar

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 302 @ Besar?

Key takeawayURA has approved 6 changes of use at 302 @ Besar since 2000, most recently in 2025. 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.

1 Jul 2025ApprovedFloors B1, 1, 2, 3, 4
Change of use to foreign systems school and regularisation of units #01-xx
Proposed change of use of shop unit #B1-XX to foreign systems school and regularisation of units #01-XX, #02-XX, #03-XX and #04-XX as foreign systems school
19 Jan 2023Approved
Change of use to commercial school
Proposed change of use of 4th storey premises to commercial school - 302 @ besar
8 Jan 2019ApprovedFloor 3
Change of use to commercial school
Proposed change of use of unit #03-XX to commercial school - 302 @ besar
18 Jul 2018Approved
Change of use to commercial school
Proposed change of use of the 1st and 2nd storey premises to commercial school - 302 @ besar
6 May 2018ApprovedFloor B1
Change of use to shop
Proposed change of use of unit #B1-XX to shop - 302 @ besar
9 May 2016RenewedFloor B1
Continued use as amusement centre
Continued use of office unit #B1-XX as amusement centre (puzzle obstacle game)
26 May 2014ApprovedFloor B1
Change of use to amusement centre
Proposed change of use of office unit #B1-XX to amusement centre (puzzle obstacle game)
25 Mar 2008Approved
Additions & alterations
Proposed regularisation of gfa and amendment to approved additions & alterations to the existing 4-storey building and change of use from pub to office at basement
12 Feb 2007Approved
Additions & alterations
Proposed change of use from store to pub at basement and additions & alterations to the existing 4-storey building
28 Aug 2006Refused
Additions & alterations
Proposed a/a to the existing 4-sty bldg and cu from shop at 1st & 2nd sty and office at 3rd & 4th sty to hotel usage (total: 40 rooms)

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 Jalan Besar price?

Key takeawayAcross 49 strata sales on Jalan Besar in the last 5 years, the median is $2,744 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,744

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

What do commercial rents run near 302 @ Besar?

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 302 @ Besar?

Key takeawayThe nearest MRT/LRT is Bendemeer MRT, about 471 m away — and 3 competing retail premisess operate nearby.

Getting around

Bendemeer MRT471 m · ~7 min

Amenities nearby

Place Of Worship · 78 mHotel · 124 mAft Allenby Rd · 133 mSomme Rd Pg · 144 mChia Clinic and Surgery · 162 mFarrer Park MRT Exit H · 377 mJalan Besar Community Club · 453 mKallang Polyclinic · 611 mEducational Institution · 635 mFarrer Park Hospital · 642 m

Competing premises nearby

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

City Square Mall · 313 mSong Fish Dealer Pte Ltd · 313 mBerseh Food Centre · 527 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 302 @ Besar

Key takeawayThe nearest station is Farrer Park (NE8), 377 m away — a busy station, with about 57,000 taps in and out on an average weekday. 54 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 65% of retail buildings

nearest MRT/LRT Farrer Park (NE8) 377 m, about 57,000 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 9, about 25,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 37,000 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

Farrer Park (NE8)377 m · about 57,000 weekday taps
Bendemeer (DT23)471 m · about 11,000 weekday taps
Lavender (EW11)546 m · about 39,000 weekday taps
Boon Keng (NE9)745 m · about 51,000 weekday taps
Jalan Besar (DT22)803 m · about 21,000 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 302 @ Besar. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 25,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Besar (URA)33 m
S$0.60 per half-hour at midday on a weekday · 35 car lots
Petain Rd (Jln Besar - Tyrwhitt Rd) (URA)37 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Service Rd (Petain Rd - Allenby Rd) (URA)50 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Allenby Rd (URA)99 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Somme Rd (URA)111 m
S$0.60 per half-hour at midday on a weekday · 13 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 302 @ Besar's own car park, if it has one, and its charges are not in the open data.

Who's registered at 302 @ Besar?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 302 @ Besar as their registered address. These are registered businesses, not who occupies the space.

Education
3
Professional, scientific and technical services
0
Administrative and support 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 302 @ Besar

Where is 302 @ Besar?⌄

302 @ Besar is at 302 Jalan Besar, Singapore 208963, in the Kallang planning area.

What is 302 @ Besar zoned as?⌄

302 @ Besar sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 302 @ Besar?⌄

302 @ Besar is freehold.

Is 302 @ Besar a conserved property?⌄

Yes. 302 @ Besar falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 302 @ Besar sold for?⌄

Across 1 recorded transaction, the median price is S$720 psf. The latest was in September 2005.

What is the nearest MRT station to 302 @ Besar?⌄

Bendemeer MRT is the closest, 471 m away (about a 7-minute walk).

How many businesses are registered at 302 @ Besar?⌄

4 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.

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.