CommercialRESIDENTIAL / INSTITUTIONDistrict 14 · Geylang

31 Aljunied Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 1999

Quick Summary

31 Aljunied Road is a commercial building in District 14 · Geylang, on land zoned RESIDENTIAL / INSTITUTION under the URA Master Plan with a gross plot ratio of 2.8. 2 transactions are on record since 1995, most recently in Mar 1999. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 31 Aljunied Road.

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What are the key facts about 31 Aljunied Road?

Key takeaway31 Aljunied Road is a commercial building in District 14 · Geylang, zoned RESIDENTIAL / INSTITUTION.

Asset class: Commercial
Land-use zone: RESIDENTIAL / INSTITUTION
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 14 · Geylang
Address: 31 Aljunied Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

About 31 Aljunied Road

31 Aljunied Road is a mixed-use property in Geylang (District 14). It is located along Aljunied Road, Singapore 389816.

Under the URA Master Plan it sits on land zoned residential / institution with a gross plot ratio of 2.8.

2 transactions have been recorded here, at a median of S$436 psf. The most recent was in March 1999.

The nearest MRT is Aljunied MRT, 259 m away (about a 4-minute walk). The closest bus stop (Opp KH Plaza) is 61 m away (about a 1-minute walk).

What is 31 Aljunied Road zoned as?

Key takeaway31 Aljunied Road sits on land zoned RESIDENTIAL / INSTITUTION with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL / INSTITUTION
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has 31 Aljunied Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Mar 1999 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 1999	Shop House	S$825k	1,689 sqft	$488
Jul 1997	Shop House	S$650k	1,689 sqft	$385

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 31 Aljunied Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 14 retail, retail space rented at a median of $10.45 psf a month in 2026Q3, with the middle half of leases between $7.49 and $12.53. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 31 Aljunied 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 31 Aljunied Road?

Key takeawayURA has approved 2 changes of use at 31 Aljunied Road since 2000, most recently in 2019, 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.

30 Aug 2019Approved
Change of use to shop
Change of use of the single-storey association to shop
10 May 2019Refused
Change of use to karaoke lounge
Change of use of the single-storey association to karaoke lounge
2 Aug 2001Approved
Change of use to association
Change of use of the single-storey dwelling house to association

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 31 Aljunied 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 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 31 Aljunied Road?

Key takeawayThe nearest MRT/LRT is Aljunied MRT, about 259 m away — and 3 competing retail premisess operate nearby.

Getting around

Aljunied MRT259 m · ~4 min

Amenities nearby

Opp KH Plaza · 61 mPlace Of Worship · 91 mHealthserve Community Clinic · 126 mAljunied MRT Exit A · 219 mEducational Institution · 228 mHotel · 425 mMountbatten Community Club · 817 mGeylang Polyclinic · 826 m

Competing premises nearby

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

Yeo Hock Heng · 95 mBlk 49 Sims Place · 398 mPaya Lebar Square · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 31 Aljunied Road

Key takeawayThe nearest station is Aljunied (EW9), 219 m away — a busy station, with about 47,000 taps in and out on an average weekday. 38 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 75% of retail buildings

nearest MRT/LRT Aljunied (EW9) 219 m, about 47,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 10, about 32,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 47,000 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.

Stations within 1 km

Aljunied (EW9)219 m · about 47,000 weekday taps
Mountbatten (CC7)858 m · about 12,000 weekday taps
Dakota (CC8)988 m · about 16,000 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 31 Aljunied Road. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 32,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor 23 Geylang (URA)45 m
S$0.60 per half-hour at midday on a weekday · 52 car lots
Aljunied Rd Off St (URA)58 m
S$0.60 per half-hour at midday on a weekday · 13 car lots
Lor 25 Geylang (URA)86 m
S$0.60 per half-hour at midday on a weekday · 34 car lots
Lor 25A Geylang (URA)150 m
S$0.60 per half-hour at midday on a weekday · 29 car lots
Lor 21A Geylang (URA)151 m
S$0.60 per half-hour at midday on a weekday · 8 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 31 Aljunied Road's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 31 Aljunied 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 31 Aljunied Road

Where is 31 Aljunied Road?⌄

31 Aljunied Road is at 31 Aljunied Road, Singapore 389816, in the Geylang planning area.

What is 31 Aljunied Road zoned as?⌄

31 Aljunied Road sits on land zoned residential / institution under the URA Master Plan, with a gross plot ratio of 2.8.

What have units at 31 Aljunied Road sold for?⌄

Across 2 recorded transactions, the median price is S$436 psf. The latest was in March 1999.

What is the nearest MRT station to 31 Aljunied Road?⌄

Aljunied MRT is the closest, 259 m away (about a 4-minute walk).

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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.

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.

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 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.