CommercialCOMMERCIALConservationFreeholdDistrict 15 · Marine Parade

412,412a,412b Joo Chiat Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2011

Quick Summary

412,412a,412b Joo Chiat Road is a commercial building in District 15 · Marine Parade, on land zoned COMMERCIAL 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 Jun 2011. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 412,412a,412b Joo Chiat Road.

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What are the key facts about 412,412a,412b Joo Chiat Road?

Key takeaway412,412a,412b Joo Chiat Road is a commercial building in District 15 · Marine Parade, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 15 · Marine Parade
Address: 412,412a,412b Joo Chiat Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Strata units (MCST): 3
Strata formed: 1998 (MCST 2180)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About 412,412a,412b Joo Chiat Road

412,412A,412B Joo Chiat Road is a commercial property in Marine Parade (District 15). It is located along Joo Chiat Road, Singapore 427637.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold.

1 transaction has been recorded here, at a median of S$795 psf. The most recent was in June 2011.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Marine Parade MRT, 520 m away (about a 8-minute walk). The closest bus stop (Aft Duku Rd) is 107 m away (about a 2-minute walk).

What is 412,412a,412b Joo Chiat Road zoned as?

Key takeaway412,412a,412b Joo Chiat Road sits on land zoned COMMERCIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Conservation area: Joo Chiat
Conserved building: Yes

Run the full zoning report for this building →

What has 412,412a,412b Joo Chiat Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jun 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jun 2011	Shop House	S$3.50M	4,402 sqft	$795

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 412,412a,412b Joo Chiat Road rent for?

Key takeawayNo rent is published for 412,412a,412b Joo Chiat Road itself. On its street, Joo Chiat Road, retail space rented at a median of $5.56 psf a month in 2026Q3, with the middle half of leases between $3.85 and $6.47. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Joo Chiat Road

Street level · 2026Q3

25th pct

$3.85

$41.47 psm

Median

$5.56

$59.88 psm

75th pct

$6.47

$69.67 psm

S$ per sq ft per month

2023Q1 · $71.81 psm2026Q3 · $59.88 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 Joo Chiat Road

Street level · 2026Q3

25th pct

$5.17

$55.63 psm

Median

$5.52

$59.38 psm

75th pct

$6.19

$66.65 psm

S$ per sq ft per month · median -0.4% on a year earlier

2023Q4 · $68.64 psm2026Q3 · $59.38 psm median

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 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 412,412a,412b Joo Chiat 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 412,412a,412b Joo Chiat Road?

Key takeawayURA has approved 6 changes of use at 412,412a,412b Joo Chiat 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.

F&B and nightlife here

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.

12 Jan 2024Renewed
Continued use as cat boarding
Continued use of 2nd storey premises as cat boarding
24 Jul 2023Renewed
Continued use as commercial school
Continued use of the 3rd and 4th storey office as commercial school
7 Jan 2022Approved
Change of use to cat boarding
Proposed change of use of 2nd storey to cat boarding
24 Aug 2021Approved
Change of use to commercial school
Proposed change of use of the 3rd and 4th storey office to commercial school
17 Dec 2019Renewed
Continued use as gym/fitness centre
Continued use of 3rd storey office as gym/fitness centre
3 Oct 2016Approved
Change of use to shop
Proposed change of use of 1st storey premises to shop on lot 08471m mk26 at 412 joo chiat road (marine parade planning area)
13 Feb 2015Approved
Change of use to fitness centre
Change of use of 3rd & 4th storey premises to fitness centre at 412b joo chiat road
17 Sept 2014Approved
Change of use to commercial school
Change of use of the 1st storey premises to commercial school at 412 joo chiat road
7 Oct 2011Approved
Change of use to confectionery
Change of use of 1st storey premises to confectionery

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 Joo Chiat Road price?

Key takeawayAcross 63 strata sales on Joo Chiat Road in the last 5 years, the median is $1,931 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,931

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

What do commercial rents run near 412,412a,412b Joo Chiat 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 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 412,412a,412b Joo Chiat Road?

Key takeawayThe nearest MRT/LRT is Marine Parade MRT, about 520 m away — and 3 competing retail premisess operate nearby.

Getting around

Marine Parade MRT520 m · ~8 min

Amenities nearby

Joo Chiat Community Club · 50 mPlace Of Worship · 93 mAft Duku Rd · 107 mLee Clinic · 109 mHotel · 195 mEducational Institution · 342 mHaig Walk (Geylang Rd-Dunman Rd) · 354 mMarine Parade MRT Exit 3 · 464 mMarine Parade Polyclinic · 675 mParkway East Hospital · 1.0 km

Competing premises nearby

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

i12 Katong · 253 mTanesei Retailing Pte. Ltd. · 253 mDunman Food Centre · 339 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 412,412a,412b Joo Chiat Road

Key takeawayThe nearest station is Marine Parade (TE26), 464 m away — a moderately busy station, with about 23,000 taps in and out on an average weekday. 14 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 9% of retail buildings

nearest MRT/LRT Marine Parade (TE26) 464 m, about 23,000 taps a weekday; bus stops within 400 m: 8, about 12,000 taps a weekday; Marine Parade: 12,786 resident workers (Census 2020, by workplace); about 41,000 residents within 1 km (June 2026); 3 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

Marine Parade (TE26)464 m · about 23,000 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 412,412a,412b Joo Chiat Road. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Service Rd (Joo Chiat Rd) (URA)101 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Joo Chiat Rd Off St (URA)204 m
S$0.60 per half-hour at midday on a weekday · 99 car lots
Ceylon Rd (URA)220 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Marshall Rd (URA)269 m
S$0.60 per half-hour at midday on a weekday · 37 car lots
Ean Kiam Place (URA)327 m
S$0.60 per half-hour at midday on a weekday · 26 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 412,412a,412b Joo Chiat Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 412,412a,412b Joo Chiat Road?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 412,412a,412b Joo Chiat Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Education
1
Arts, entertainment and recreation
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. ACRA, as of 2026-09-16.

Frequently asked questions about 412,412a,412b Joo Chiat Road

Where is 412,412A,412B Joo Chiat Road?⌄

412,412A,412B Joo Chiat Road is at 412,412A,412B Joo Chiat Road, Singapore 427637, in the Marine Parade planning area.

What is 412,412A,412B Joo Chiat Road zoned as?⌄

412,412A,412B Joo Chiat Road sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 412,412A,412B Joo Chiat Road?⌄

412,412A,412B Joo Chiat Road is freehold.

Is 412,412A,412B Joo Chiat Road a conserved property?⌄

Yes. 412,412A,412B Joo Chiat Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 412,412A,412B Joo Chiat Road sold for?⌄

Across 1 recorded transaction, the median price is S$795 psf. The latest was in June 2011.

What is the nearest MRT station to 412,412A,412B Joo Chiat Road?⌄

Marine Parade MRT is the closest, 520 m away (about a 8-minute walk).

How many businesses are registered at 412,412A,412B Joo Chiat Road?⌄

3 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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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

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.

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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline, not a decision on any unit.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 circular DC23-08 (2 Oct 2023), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.