399 River Valley Road
399 River Valley Road is a commercial building in District 10 · Tanglin, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Apr 2024. 3 units are currently listed for rent. ACRA records 1 live company registration at this address.
What are the key facts about 399 River Valley Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- 999-year leasehold
- District / Area
- District 10 · Tanglin
- Address
- 399 River Valley Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 3 (© OpenStreetMap contributors)
- Submarket
- City Fringe
- Listed as
- Food & Beverage, Shop / Shophouse
- Transactions on record
- 2 (records start 1995)
- Live listings
- 3
- ACRA registrations
- 1
About 399 River Valley Road
399 River Valley Road is a commercial property in Tanglin (District 10). It is located along River Valley Road, Singapore 248295.
Under the URA Master Plan it sits on land zoned commercial & residential.
The site is 999-year leasehold, with about 937 years remaining on the lease.
2 transactions have been recorded here, at a median of S$2,962 psf. The most recent was in April 2024.
1 business is currently registered at this address with ACRA.
The nearest MRT is Great World MRT, 422 m away (about a 7-minute walk). The closest bus stop (RV Suites) is 62 m away (about a 1-minute walk).
What is 399 River Valley Road zoned as?
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What has 399 River Valley Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2024 | Shop House | S$6.55M | 1,292 sqft | $5,071 |
| Aug 2008 | Shop House | S$1.10M | 1,292 sqft | $852 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 399 River Valley Road rent for?
Retail space on River Valley Road
Street level · 2026Q3S$ per sq ft per month · median +11.6% on a year earlier
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 River Valley Road
Street level · 2026Q3S$ 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 10 retail
Region band · 2026Q3S$ 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 10 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 399 River Valley Road
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
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 399 River Valley Road
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 399 River Valley Road?
URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.
Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.
- 24 Sept 2025RenewedContinued use as restaurant
Continued use of the 1st storey premises as restaurant
- 10 Apr 2023RenewedContinued use as restaurant
Continued use of the 1st storey premises as restaurant
- 25 Sept 2019RenewedContinued use as restaurant
Continued use of the 1st storey premises as restaurant
- 4 Apr 2017RenewedContinued use as restaurant
Continued use of the 1st storey premises as restaurant
- 27 Sept 2013RenewedContinued use as restaurant
Continued use of the 1st storey premises as restaurant - no. 399
- 17 Sept 2010RenewedContinued use as restaurant
Continued use of the 1st storey premises as restaurant
- 22 Nov 2005RenewedContinued use as restaurant
Continued use of the 1st storey premises as restaurant
- 26 Sept 2002ApprovedChange of use to restaurant
Change of use of the 1st storey premises of a 3 storey flat to restaurant
- 30 Aug 2002RefusedChange of use to restaurant
Change of use of the 1st storey premises of the 3 storey flat to restaurant
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$54.50 per unit).
How does River Valley Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 399 River Valley Road?
Indicative area yield — District 10 retail
An INDICATIVE AREA yield for District 10 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 10 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $328.53 | $418.19 | $451.58 |
| Level 2 & 3 · 30 & Below | $155.00 | $169.72 | $183.73 |
| Level 2 & 3 · >30 - 100 | $141.55 | $202.35 | $215.19 |
| Level 1 · >30 - 100 | $118.27 | $184.62 | $215.15 |
| Level 1 · >100 - 300 | $80.00 | $110.62 | $158.42 |
| Level 2 & 3 · >100 - 300 | $90.05 | $135.62 | $146.17 |
| Level 2 & 3 · >300 | $93.68 | $99.85 | $147.67 |
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 399 River Valley Road right now?
For rent (3)
- Super Prime Ground Floor F&B at River Valley2 agentsS$19k/mo · 1,650 sqft
- 399 river valley road3 agentsS$13k/mo · 1,609 sqft
- 399 River Valley Road2 agentsS$13k/mo · 1,599 sqft
What is near 399 River Valley Road?
Getting around
- Great World MRT422 m · ~7 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 399 River Valley Road
nearest MRT/LRT Great World (TE15) 324 m, about 21,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 9, about 12,000 taps a weekday; Tanglin: 11,742 resident workers (Census 2020, by workplace); about 35,000 residents within 1 km (June 2026); 7 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
- Great World (TE15)324 m · about 21,000 weekday taps
- Havelock (TE16)717 m · about 16,000 weekday taps
- Orchard (TE14 / NS22)800 m · about 122,000 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 399 River Valley Road. 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
- Kellock Rd (URA)152 mS$0.60 per half-hour at midday on a weekday · 28 car lots
- Service Rd (Zion Rd) (URA)185 mS$0.60 per half-hour at midday on a weekday · 21 car lots
- Zion Close (URA)257 mS$0.60 per half-hour at midday on a weekday · 8 car lots
- Zion Rd (URA)323 mS$0.60 per half-hour at midday on a weekday · 26 car lots
- Zion Rd Off St (URA)338 mS$0.60 per half-hour at midday on a weekday · 12 car lots
Public car parks only, by straight-line distance, with the operator's published rates. 399 River Valley Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 399 River Valley Road?
- Accommodation and food services1
- Wholesale and retail trade0
- Construction0
- Manufacturing0
- Transportation and storage0
- Information and communications0
- Financial and insurance0
- Real estate0
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 399 River Valley Road
Where is 399 River Valley Road?⌄
399 River Valley Road is at 399 River Valley Road, Singapore 248295, in the Tanglin planning area.
What is 399 River Valley Road zoned as?⌄
399 River Valley Road sits on land zoned commercial & residential under the URA Master Plan.
What is the tenure of 399 River Valley Road?⌄
399 River Valley Road is 999-year leasehold. About 937 years remain on the lease.
What have units at 399 River Valley Road sold for?⌄
Across 2 recorded transactions, the median price is S$2,962 psf. The latest was in April 2024.
What is the nearest MRT station to 399 River Valley Road?⌄
Great World MRT is the closest, 422 m away (about a 7-minute walk).
How many businesses are registered at 399 River Valley 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.
The facts are here — now get the verdict on 399 River Valley Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.