CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 8 · Kallang

32 Penhas Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2022

Quick Summary

32 Penhas Road is a commercial building in District 8 · Kallang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY 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 Mar 2022. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 32 Penhas Road.

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What are the key facts about 32 Penhas Road?

Key takeaway32 Penhas Road is a commercial building in District 8 · Kallang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 8 · Kallang
Address: 32 Penhas Road
Land area: —
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 26
Managing agent: PROPERTY FACILITY SERVICES (PFS) PTE LTD
Strata formed: 2000 (MCST 2462)
Submarket: City Fringe
Units with a recorded sale: At least 2
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About 32 Penhas Road

32 Penhas Road is a commercial property in Kallang (District 08). It is located along Penhas Road, Singapore 208191.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold.

1 transaction has been recorded here, at a median of S$1,051 psf. The most recent was in March 2022.

4 businesses are currently registered at this address with ACRA.

The nearest MRT is Lavender MRT, 238 m away (about a 4-minute walk). The closest bus stop (Aft Kallang Rd) is 134 m away (about a 2-minute walk). Aperia Mall is 239 m away (about a 4-minute walk).

What is 32 Penhas Road zoned as?

Key takeaway32 Penhas Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 32 Penhas Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2022	Office	S$8.60M	8,181 sqft	$1,051

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 32 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 32 Penhas Road

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 32 Penhas Road?

Key takeawayURA has approved 2 changes of use at 32 Penhas Road since 2000, most recently in 2022. 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.

8 Jan 2025RenewedFloor 1
Continued use as gym/fitness centre with ancillary takeaway food counter
Continued use of unit #01-XX as gym/fitness centre with ancillary takeaway food counter
19 Sept 2024RenewedFloor 1
Continued use as gym/fitness centre
Continued use of unit #01-XX as gym/fitness centre
1 Apr 2022ApprovedFloor 1
Change of use to gym/fitness centre with ancillary takeaway food counter
Proposed change of use of unit #01-XX to gym/fitness centre with ancillary takeaway food counter
30 Nov 2021ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre

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 32 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 near 32 Penhas Road?

Key takeawayThe nearest MRT/LRT is Lavender MRT, about 238 m away.

Getting around

Lavender MRT238 m · ~4 min

Amenities nearby

Hotel · 18 mBelief Family Clinic · 130 mMahota Food Pte. Ltd. · 130 mAft Kallang Rd · 134 mJalan Besar Community Club · 172 mLavender MRT Exit B · 209 mAperia Mall · 239 mPlace Of Worship · 270 mEducational Institution · 385 mNorth Bridge Road Market & Food Centre · 462 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 32 Penhas Road

Key takeawayThe nearest station is Lavender (EW11), 208 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 36 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 23% of office buildings

nearest MRT/LRT Lavender (EW11) 208 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). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Lavender (EW11)208 m · about 39,000 weekday taps
Bendemeer (DT23)458 m · about 11,000 weekday taps
Farrer Park (NE8)740 m · about 57,000 weekday taps
Jalan Besar (DT22)902 m · about 21,000 weekday taps
Boon Keng (NE9)957 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 32 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)31 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Penhas Rd (URA)50 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Horne Rd (URA)68 m
S$0.60 per half-hour at midday on a weekday · 34 car lots
King George'S Ave - Ho Rne Rd Off St (URA)72 m
S$0.75 per half-hour at midday on a weekday · 61 car lots
Penhas Rd - Lavender S T Off St (URA)78 m
S$0.60 per half-hour at midday on a weekday · 29 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 32 Penhas Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 32 Penhas Road?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 32 Penhas Road as their registered address. These are registered businesses, not who occupies the space.

Arts, entertainment and recreation
2
Wholesale and retail trade
0
Construction
0
Professional, scientific and technical services
0
Education
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about 32 Penhas Road

Where is 32 Penhas Road?⌄

32 Penhas Road is at 32 Penhas Road, Singapore 208191, in the Kallang planning area.

What is 32 Penhas Road zoned as?⌄

32 Penhas Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 32 Penhas Road?⌄

32 Penhas Road is freehold.

What have units at 32 Penhas Road sold for?⌄

Across 1 recorded transaction, the median price is S$1,051 psf. The latest was in March 2022.

What is the nearest MRT station to 32 Penhas Road?⌄

Lavender MRT is the closest, 238 m away (about a 4-minute walk).

How many businesses are registered at 32 Penhas Road?⌄

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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This development is also registered as the residential project 32 Penhas Road.

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.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.