421 Race Course Road
421 Race Course 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 Sept 2023. ACRA records 1 live company registration at this address.
What are the key facts about 421 Race Course Road?
- 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
- 421 Race Course Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 2 (© OpenStreetMap contributors)
- Submarket
- City Fringe
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About 421 Race Course Road
421 Race Course Road is a commercial property in Kallang (District 08). It is located along Race Course Road, Singapore 218668.
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 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$2,934 psf. The most recent was in September 2023.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Boon Keng MRT, 608 m away (about a 10-minute walk). The closest bus stop (Sri Vadapathira K Tp) is 101 m away (about a 2-minute walk).
What is 421 Race Course Road zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 3.0
- Conservation area
- Jalan Besar
What has 421 Race Course Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Sept 2023 | Retail | S$3.00M | 1,023 sqft | $2,934 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 421 Race Course Road rent for?
Retail space on Race Course Road
Street level · 2026Q1S$ per sq ft per month (median only published) · median -48.9% 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).
Retail space — District 8 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 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 421 Race Course 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.
What's been approved at 421 Race Course Road?
- 8 Apr 2026RenewedContinued use as restaurant
Continued use of 1st storey shop as restaurant
- 16 May 2023RenewedContinued use as restaurant
Continued use of 1st storey shop as restaurant
- 22 Jun 2021ApprovedChange of use to restaurant
Proposed change of use of 1st storey premises 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$54.50 per unit).
How does Race Course Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 421 Race Course Road?
Indicative area yield — District 8 retail
An INDICATIVE AREA yield for District 8 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 8 ($ 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 421 Race Course Road?
Getting around
- Boon Keng MRT608 m · ~10 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 421 Race Course Road
nearest MRT/LRT Farrer Park (NE8) 386 m, about 57,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 10, about 17,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 46,000 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
- Farrer Park (NE8)386 m · about 57,000 weekday taps
- Boon Keng (NE9)436 m · about 51,000 weekday taps
- Bendemeer (DT23)661 m · about 11,000 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 421 Race Course Road. Transfers between lines don't tap, so interchanges read low.
Bus
10 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Race Course Rd (URA)137 mS$0.60 per half-hour at midday on a weekday · 52 car lots
- Blk 684/685 Race Course Road (HDB)161 mS$0.60 per half-hour at midday on a weekday · 43 car lots
- Serangoon Rd - Lavende R St Off St (URA)163 mS$0.60 per half-hour at midday on a weekday · 112 car lots
- Serangoon Rd (Kitchene R Rd - Lavender St) (URA)170 mS$0.60 per half-hour at midday on a weekday · 42 car lots
- Blk 140 Mcnair Road (HDB)175 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 315 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.
Public car parks only, by straight-line distance, with the operator's published rates. 421 Race Course Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 421 Race Course Road?
- Manufacturing1
- 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 421 Race Course Road
Where is 421 Race Course Road?⌄
421 Race Course Road is at 421 Race Course Road, Singapore 218668, in the Kallang planning area.
What is 421 Race Course Road zoned as?⌄
421 Race Course 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 421 Race Course Road?⌄
421 Race Course Road is freehold.
Is 421 Race Course Road a conserved property?⌄
Yes. 421 Race Course Road falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 421 Race Course Road sold for?⌄
Across 1 recorded transaction, the median price is S$2,934 psf. The latest was in September 2023.
What is the nearest MRT station to 421 Race Course Road?⌄
Boon Keng MRT is the closest, 608 m away (about a 10-minute walk).
How many businesses are registered at 421 Race Course Road?⌄
2 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.
The facts are here — now get the verdict on 421 Race Course 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.