CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 5 · Queenstown

38,38a South Buona Vista Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2023

Quick Summary

38,38a South Buona Vista Road is a commercial building in District 5 · Queenstown, 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. 2 transactions are on record since 1995, most recently in Apr 2023. 1 unit is currently listed for rent. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 38,38a South Buona Vista Road.

Ask PropKaki

What are the key facts about 38,38a South Buona Vista Road?

Key takeaway38,38a South Buona Vista Road is a commercial building in District 5 · Queenstown, 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 5 · Queenstown
Address: 38,38a South Buona Vista Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Listed as: Food & Beverage
Transactions on record: 2 (records start 1995)
Live listings: 1
ACRA registrations: 1

About 38,38a South Buona Vista Road

38,38A South Buona Vista Road is a commercial property in Queenstown (District 05). It is located along South Buona Vista Road, Singapore 118164.

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.

2 transactions have been recorded here, at a median of S$2,948 psf. The most recent was in April 2023.

1 business is currently registered at this address with ACRA.

The nearest MRT is Haw Par Villa MRT, 616 m away (about a 10-minute walk). The closest bus stop (Aft Lor Sarhad) is 21 m away (about a 0-minute walk).

What is 38,38a South Buona Vista Road zoned as?

Key takeaway38,38a South Buona Vista 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 38,38a South Buona Vista Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Apr 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2023	Shop House	S$7.30M	2,171 sqft	$3,362
Dec 2012	Shop House	S$5.50M	2,171 sqft	$2,533

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 38,38a South Buona Vista Road rent for?

Key takeawayNo rent is published for 38,38a South Buona Vista Road itself. On its street, South Buona Vista Road, retail space rented at a median of $5.02 psf a month in 2026Q3, with the middle half of leases between $4.65 and $5.80. That is not this building's own rent, and never a quote for a particular unit.

Retail space on South Buona Vista Road

Street level · 2026Q3

25th pct

$4.65

$50.00 psm

Median

$5.02

$54.06 psm

75th pct

$5.80

$62.46 psm

S$ per sq ft per month · median +3% on a year earlier

2023Q4 · $53.85 psm2026Q3 · $54.06 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 South Buona Vista Road

Street level · 2025Q1

25th pct

—

— psm

Median

$3.48

$37.50 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

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 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 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 5 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 38,38a South Buona Vista 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 38,38a South Buona Vista Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit 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 38,38a South Buona Vista Road?

Key takeawayURA has approved 1 change of use at 38,38a South Buona Vista Road since 2000, most recently in 2019. 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.

2 Sept 2026Renewed
Continued use as eating house
Continued use of 1st storey shop as eating house
5 Dec 2024Renewed
Continued use as serviced apartment
Continued use of the 2nd storey residential flat as serviced apartment
27 Jun 2024Renewed
Continued use as eating house
Continued use of 1st storey shop as eating house
27 Dec 2022Renewed
Continued use as serviced apartment
Continued use of the 2nd storey residential flat as serviced apartment
28 Dec 2020Renewed
Continued use as serviced apartment
Continued use of the 2nd storey residential flat as serviced apartment at 38a south buona vista road
27 Aug 2020Renewed
Continued use as eating house
Continued use of 1st storey shop as eating house at 38 south buona vista road
11 Feb 2019Approved
Change of use to serviced apartment
Proposed change of use of the 2nd storey residential flat to serviced apartment at 38a south buona vista road
14 Aug 2017Renewed
Continued use as eating house
Continued use of 1st storey shop as eating house at 38 south buona vista road
3 Sept 2014Approved
Additions & alterations
Proposed additions and alterations to an existing 2-storey corner shop house on lot 99014k, mk 03 at 38 south buona vista road (queenstown planning area)
21 Jul 2014Renewed
Continued use as eating house
Continued use of 1st storey shop as eating house at 38 south buona vista road
9 Sept 2011Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
11 Sept 2008Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house

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 South Buona Vista Road price?

Key takeawayAcross 12 strata sales on South Buona Vista Road in the last 5 years, the median is $1,992 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,992

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

What do commercial rents run near 38,38a South Buona Vista 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 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 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 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

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 38,38a South Buona Vista Road right now?

Key takeaway1 unit is currently listed at 38,38a South Buona Vista Road. One row per unit; several agents often market the same unit.

For rent (1)

38 south bouna vista road2 agentsS$15k/mo · 1,600 sqft

Browse every listing at this building →

What is near 38,38a South Buona Vista Road?

Key takeawayThe nearest MRT/LRT is Haw Par Villa MRT, about 616 m away — and 1 competing retail premises operate nearby.

Getting around

Haw Par Villa MRT616 m · ~10 min

Amenities nearby

Place Of Worship · 8 mAft Lor Sarhad · 21 mChwee Chian Playground · 257 mVista Medical Centre · 393 mPort / Airport · 404 mBusiness Park · 516 mHaw Par Villa MRT Exit A · 609 mNational University Hospital · 1.4 km

Competing premises nearby

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

Pasir Panjang Food Centre · 733 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 38,38a South Buona Vista Road

Key takeawayThe nearest station is Haw Par Villa (CC25), 609 m away — a moderately busy station, with about 15,000 taps in and out on an average weekday. One public car park is within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 6% of retail buildings

nearest MRT/LRT Haw Par Villa (CC25) 609 m, about 15,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 11, about 5,185 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 5,866 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

Haw Par Villa (CC25)609 m · about 15,000 weekday taps
Pasir Panjang (CC26)704 m · about 14,000 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 38,38a South Buona Vista Road. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with 5,185 boardings and alightings on an average weekday.

Public car parks within 500 m

Pasir Panjang Rd - Sou Th Buona Vista Rd (URA)265 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 26 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 38,38a South Buona Vista Road's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 38,38a South Buona Vista Road?

Key takeawayACRA records 1 live company registration at this address.

Live registrations: 1
Registered last 3 years: 0
Most common type: Sole Proprietorship/ Partnership

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 38,38a South Buona Vista Road

Where is 38,38A South Buona Vista Road?⌄

38,38A South Buona Vista Road is at 38,38A South Buona Vista Road, Singapore 118164, in the Queenstown planning area.

What is 38,38A South Buona Vista Road zoned as?⌄

38,38A South Buona Vista 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 38,38A South Buona Vista Road?⌄

38,38A South Buona Vista Road is freehold.

What have units at 38,38A South Buona Vista Road sold for?⌄

Across 2 recorded transactions, the median price is S$2,948 psf. The latest was in April 2023.

What is the nearest MRT station to 38,38A South Buona Vista Road?⌄

Haw Par Villa MRT is the closest, 616 m away (about a 10-minute walk).

How many businesses are registered at 38,38A South Buona Vista Road?⌄

1 business is 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

The facts are here — now get the verdict on 38,38a South Buona Vista 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 38,38a South Buona Vista 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.

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.

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.