CommercialCOMMERCIAL & RESIDENTIALDistrict 4 · Bukit Merah

38 Telok Blangah Rise

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

38 Telok Blangah Rise is a commercial building in District 4 · Bukit Merah, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. 6 units are currently listed for sale. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on 38 Telok Blangah Rise.

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What are the key facts about 38 Telok Blangah Rise?

Key takeaway38 Telok Blangah Rise is a commercial building in District 4 · Bukit Merah, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 4 · Bukit Merah
Address: —
Land area: 2,099 sqm
Completed: 1975 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: City Fringe
Listed as: Shop / Shophouse, Other Retail
Transactions on record: None recorded
Live listings: 6
ACRA registrations: 6

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 38 Telok Blangah Rise

38 Telok Blangah Rise is a commercial building in Bukit Merah (District 04). It is located along Telok Blangah Rise, Singapore 090038.

Under the URA Master Plan it sits on land zoned commercial & residential.

It occupies roughly 2,099 sqm of land.

16 businesses are currently registered at this address with ACRA.

The nearest MRT is Harbourfront MRT, 776 m away (about a 12-minute walk). The closest bus stop (Blk 36 Mkt/FC) is 69 m away (about a 1-minute walk). VivoCity is 894 m away (about a 14-minute walk).

What is 38 Telok Blangah Rise zoned as?

Key takeaway38 Telok Blangah Rise sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at 38 Telok Blangah Rise rent for?

Key takeawayNo street- or building-level rent is published here. Across District 4 retail, retail space rented at a median of $22.45 psf a month in 2026Q3, with the middle half of leases between $17.17 and $27.49. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 4 retail

Region band · 2026Q3

25th pct

$17.17

$184.86 psm

Median

$22.45

$241.61 psm

75th pct

$27.49

$295.93 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 4 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 Telok Blangah Rise

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 Telok Blangah Rise

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 6 units for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 3 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 Telok Blangah Rise?

Key takeawayURA has approved 2 changes of use at 38 Telok Blangah Rise 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.

23 Jan 2019ApprovedFloor 1
Change of use to self-service laundry
Change of use of part 1st storey unit #01-XX to self-service laundry
1 Aug 2014Approved
Additions & alterations
Proposed neighbourhood renewal programme comprising construction of 3 nos of drop-off point at blk 38. blk 39 & blk 40, 4 nos of covered walkway at blk 38, blk 39, blk 40 & blk 41 and 3 nos of barrier-free accessibility ramp at blk 38, blk 39 & blk 41 telok blangah rise
9 Jul 2014Approved
Additions & alterations
Proposed neighbourhood renewal programme comprising construction of 3 nos of drop-off point at blk 38. blk 39 & blk 40, 4 nos of covered walkway at blk 38, blk 39, blk 40 & blk 41 and 3 nos of barrier-free accessibility ramp at blk 38, blk 39, blk 41 telok blangah rise
7 Jun 2001ApprovedFloor 1
Change of use to cyber-cafe, internet services cum lan gaming
Propsed use of unit #01-XX as cyber-cafe, internet services cum lan gaming

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 38 Telok Blangah Rise?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Retail rents — District 4 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · >30 - 100	$327.15	$377.29	$413.21
Level 2 & 3 · >30 - 100	$438.57	$460.53	$532.53
Level 1 · >30 - 100	$210.99	$452.85	$613.41
B1 & Below · >100 - 300	$158.73	$202.94	$277.38
Level 2 & 3 · >100 - 300	$230.89	$234.71	$285.90
Level 1 · >100 - 300	$102.84	$248.51	$305.96
Level 1 · >300	$118.87	$146.96	$173.51
Level 2 & 3 · >300	$126.62	$129.06	$145.34

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 Telok Blangah Rise right now?

Key takeaway6 units are currently listed at 38 Telok Blangah Rise. One row per unit; several agents often market the same unit.

For sale (6)

38 Telok Blangah Rise, 090038S$1.79M · 1,446 sqft
38 Telok Blangah RiseS$1.69M · 1,446 sqft
Telok Blangah Rise2 agentsS$1.40M · 1,485 sqft
38 Telok Blangah Rise2 agentsS$1.75M · 1,485 sqft

Browse every listing at this building →

What is near 38 Telok Blangah Rise?

Key takeawayThe nearest MRT/LRT is Harbourfront MRT, about 776 m away.

Getting around

Harbourfront MRT776 m · ~12 min

Amenities nearby

Blk 36 Telok Blangah Rise · 51 mBlk 36 Mkt/FC · 69 mHealthier GP Clinic · 79 mEducational Institution · 257 mMount Faber Park · 377 mPlace Of Worship · 411 mRadin Mas Community Club · 467 mHotel · 661 mHarbourfront MRT Exit D · 712 mVivoCity · 894 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 38 Telok Blangah Rise

Key takeawayThe nearest station is HarbourFront (NE1 / CC29), 712 m away — one of the busiest stations, with about 97,000 taps in and out on an average weekday. 8 public car parks are within 500 m.

Foot traffic: busier than 21% of retail buildings

nearest MRT/LRT HarbourFront (NE1/CC29) 712 m, about 97,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 12,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 31,000 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

HarbourFront (NE1 / CC29)712 m · about 97,000 weekday taps
Keppel (CC30)848 m · 304 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 Telok Blangah Rise. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 32/35 Telok Blangah Rise (HDB)106 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 77 car lots
Blk 38/40 Telok Blangah Rise (HDB)111 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 183 car lots
Blk 29/32 Telok Blangah Rise (HDB)153 m
S$0.60 per half-hour at midday on a weekday · gantry 3.8 m · 194 car lots
Blk 30/31 Telok Blangah Rise (HDB)165 m
S$0.60 per half-hour at midday on a weekday · gantry 3.8 m · 85 car lots
Blk 27/33 Telok Blangah Way (HDB)180 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 133 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Seah Im Rd Off St, 701 m away, S$125/month.

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

Who's registered at 38 Telok Blangah Rise?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list 38 Telok Blangah Rise as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
3
Construction
1
Professional, scientific and technical services
1
Other services
1
Information and communications
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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 38 Telok Blangah Rise

Where is 38 Telok Blangah Rise?⌄

38 Telok Blangah Rise is at Telok Blangah Rise, Singapore 090038, in the Bukit Merah planning area.

What is 38 Telok Blangah Rise zoned as?⌄

38 Telok Blangah Rise sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 38 Telok Blangah Rise?⌄

No caveats have been lodged for 38 Telok Blangah Rise in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 38 Telok Blangah Rise?⌄

Harbourfront MRT is the closest, 776 m away (about a 12-minute walk).

How many businesses are registered at 38 Telok Blangah Rise?⌄

16 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

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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.

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.

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 HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), 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.