CommercialRESIDENTIALFreeholdDistrict 14 · Geylang

44,44a Lorong 32 Geylang

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2011

Quick Summary

44,44a Lorong 32 Geylang is a commercial building in District 14 · Geylang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is freehold. 1 transaction is on record since 1995, most recently in Aug 2011. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 44,44a Lorong 32 Geylang.

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What are the key facts about 44,44a Lorong 32 Geylang?

Key takeaway44,44a Lorong 32 Geylang is a commercial building in District 14 · Geylang, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Freehold
District / Area: District 14 · Geylang
Address: 44,44a Lorong 32 Geylang
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 44,44a Lorong 32 Geylang

44,44A Lorong 32 Geylang is a mixed-use property in Geylang (District 14). It is located along Lorong 32 Geylang, Singapore 398304.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is freehold.

1 transaction has been recorded here, at a median of S$1,254 psf. The most recent was in August 2011.

The nearest MRT is Dakota MRT, 500 m away (about a 8-minute walk). The closest bus stop (Opp Kong Hwa Sch) is 108 m away (about a 2-minute walk).

What is 44,44a Lorong 32 Geylang zoned as?

Key takeaway44,44a Lorong 32 Geylang sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has 44,44a Lorong 32 Geylang sold for?

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

Date	Use	Price	Area	PSF
Aug 2011	Shop House	S$2.29M	1,825 sqft	$1,254

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 44,44a Lorong 32 Geylang rent for?

Key takeawayNo street- or building-level rent is published here. Across District 14 retail, retail space rented at a median of $10.45 psf a month in 2026Q3, with the middle half of leases between $7.49 and $12.53. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 44,44a Lorong 32 Geylang

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 44,44a Lorong 32 Geylang?

Key takeawayURA's planning decisions at 44,44a Lorong 32 Geylang since 2000 are below. 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.

9 Jun 2026Renewed
Continued use as association
Continued use of the 1st storey flat as an association
16 May 2023Renewed
Continued use as association
Continued use of the 1st storey flat as an association
20 May 2020Renewed
Continued use as association
Continued use of the 1st storey flat as an association
12 May 2017Renewed
Continued use as association
Continued use of the 1st storey flat as an association
22 May 2014Renewed
Continued use as association
Continued use of the 1st storey flat as an association
16 Jun 2011Renewed
Continued use as association
Continued use of the 1st storey flat as an association
31 May 2004Renewed
Continued use as association
Continued use of the 1st storey flat as an association
10 May 2001Renewed
Continued use as association
Continued use of the 1st storey flat as association
26 May 2000Renewed
Continued use as association
Continued use of the 1st storey flat as association

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 44,44a Lorong 32 Geylang?

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

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 44,44a Lorong 32 Geylang?

Key takeawayThe nearest MRT/LRT is Dakota MRT, about 500 m away — and 3 competing retail premisess operate nearby.

Getting around

Dakota MRT500 m · ~8 min

Amenities nearby

Opp Kong Hwa Sch · 108 mEducational Institution · 127 mTay Clinic · 230 mPlace Of Worship · 302 mLorong 40 Geylang Pg · 311 mHotel · 327 mMountbatten Community Club · 362 mDakota MRT Exit A · 490 mGeylang Polyclinic · 784 m

Competing premises nearby

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

Abedin Trading Pte. Ltd. · 195 mBlk 51 Old Airport Road # · 481 mKinex · 911 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 44,44a Lorong 32 Geylang

Key takeawayThe nearest station is Dakota (CC8), 490 m away — a moderately busy station, with about 16,000 taps in and out on an average weekday. 34 public car parks are within 500 m.

Foot traffic: busier than 41% of retail buildings

nearest MRT/LRT Dakota (CC8) 490 m, about 16,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 7, about 13,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 43,000 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

Dakota (CC8)490 m · about 16,000 weekday taps
Aljunied (EW9)621 m · about 47,000 weekday taps
Paya Lebar (EW8 / CC9)743 m · about 95,000 weekday taps
Mountbatten (CC7)790 m · about 12,000 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 44,44a Lorong 32 Geylang. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 13,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor 32 Geylang (URA)42 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Lor 30 Geylang (URA)63 m
S$0.60 per half-hour at midday on a weekday · 17 car lots
Lor 34 Geylang (URA)129 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Lor 28 Geylang (URA)140 m
S$0.60 per half-hour at midday on a weekday · 36 car lots
Lor 28 Service Rd Geyl Ang (URA)141 m
S$0.60 per half-hour at midday on a weekday · 5 car lots

Nearest URA season parking: Geylang Area, 526 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 44,44a Lorong 32 Geylang's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 44,44a Lorong 32 Geylang?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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 44,44a Lorong 32 Geylang

Where is 44,44A Lorong 32 Geylang?⌄

44,44A Lorong 32 Geylang is at 44,44A Lorong 32 Geylang, Singapore 398304, in the Geylang planning area.

What is 44,44A Lorong 32 Geylang zoned as?⌄

44,44A Lorong 32 Geylang sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of 44,44A Lorong 32 Geylang?⌄

44,44A Lorong 32 Geylang is freehold.

What have units at 44,44A Lorong 32 Geylang sold for?⌄

Across 1 recorded transaction, the median price is S$1,254 psf. The latest was in August 2011.

What is the nearest MRT station to 44,44A Lorong 32 Geylang?⌄

Dakota MRT is the closest, 500 m away (about a 8-minute walk).

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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.

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.

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 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.