CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYConservationFreeholdDistrict 8 · Kallang

440 Race Course Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2020

Quick Summary

440 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 Feb 2020. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 440 Race Course Road.

Ask PropKaki

What are the key facts about 440 Race Course Road?

Key takeaway440 Race Course Road is a commercial building in District 8 · Kallang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

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: 440 Race Course Road
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: 3

About 440 Race Course Road

440 Race Course Road is a commercial property in Kallang (District 08). It is located along Race Course Road, Singapore 218685.

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$2,475 psf. The most recent was in February 2020.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Boon Keng MRT, 551 m away (about a 9-minute walk). The closest bus stop (Sri Vadapathira K Tp) is 103 m away (about a 2-minute walk).

What is 440 Race Course Road zoned as?

Key takeaway440 Race Course Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0, with conservation status.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Conservation area: Jalan Besar
Conserved building: Yes

Run the full zoning report for this building →

What has 440 Race Course Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Feb 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 2020	Shop House	S$3.00M	1,212 sqft	$2,475

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 440 Race Course Road rent for?

Key takeawayNo rent is published for 440 Race Course Road itself. On its street, Race Course Road, retail space rented at a median of $4.91 psf a month in 2026Q1. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Race Course Road

Street level · 2026Q1

25th pct

—

— psm

Median

$4.91

$52.80 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -48.9% on a year earlier

2021Q3 · $65.36 psm2026Q1 · $52.80 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).

Retail space — District 8 retail

Region band · 2026Q3

25th pct

$6.30

$67.76 psm

Median

$8.25

$88.77 psm

75th pct

$9.03

$97.19 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 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 440 Race Course 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 440 Race Course Road?

Key takeawayURA has approved 1 change of use at 440 Race Course Road since 2000, most recently in 2013. 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.

10 Sept 2021Refused
Additions & alterations
Proposed a & a (conservation) to existing 2-storey shophouse with attic and addition of 5-storey rear extension with shop use at 1st storey and a residential unit at 2nd to 5th storey on lot 01744p ts18 at 440 race course road, singapore 218685 (kallang planning area)
12 Feb 2015Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
31 Jan 2013Approved
Change of use to restaurant
Proposed change of use of the 1st storey shop to restaurant
24 Apr 2001Approved
Additions & alterations
Proposed conservation of existing 2-storey building with addition of an attic and a 4-storey rear extension with shop at 1st storey and residential above

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?

Strata sales on the street (5y)

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 440 Race Course 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 8 retail

Gross yield (area)

3.6%

3.3% net of property tax

Rent side (median of bands)

$88.77 psm/mo

2026Q3

Price side (strata, 5y)

$2,744 psf

59 sales

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 440 Race Course Road?

Key takeawayThe nearest MRT/LRT is Boon Keng MRT, about 551 m away — and 3 competing retail premisess operate nearby.

Getting around

Boon Keng MRT551 m · ~9 min

Amenities nearby

Place Of Worship · 36 mStarlight Clinic · 73 mSri Vadapathira K Tp · 103 mKallang Polyclinic · 130 mHotel · 331 mBoon Keng MRT Exit C · 375 mEducational Institution · 395 mSomme Rd Pg · 488 mKallang Community Club · 542 mFarrer Park Hospital · 579 m

Competing premises nearby

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

Amista International Pte. Ltd. · 230 mCity Square Mall · 518 mBlk 29 Bendemeer Road · 669 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 440 Race Course Road

Key takeawayThe nearest station is Boon Keng (NE9), 375 m away — a busy station, with about 51,000 taps in and out on an average weekday. 32 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 67% of retail buildings

nearest MRT/LRT Boon Keng (NE9) 375 m, about 51,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 13, about 26,000 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

Boon Keng (NE9)375 m · about 51,000 weekday taps
Farrer Park (NE8)445 m · about 57,000 weekday taps
Bendemeer (DT23)603 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 440 Race Course Road. Transfers between lines don't tap, so interchanges read low.

Bus

13 bus stops within 400 m, with about 26,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Serangoon Rd - Lavende R St Off St (URA)125 m
S$0.60 per half-hour at midday on a weekday · 112 car lots
Blk 140 Mcnair Road (HDB)142 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 315 car lots
Race Course Rd (URA)191 m
S$0.60 per half-hour at midday on a weekday · 52 car lots
Serangoon Rd (Kitchene R Rd - Lavender St) (URA)194 m
S$0.60 per half-hour at midday on a weekday · 42 car lots
Blk 684/685 Race Course Road (HDB)205 m
S$0.60 per half-hour at midday on a weekday · 43 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. 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. 440 Race Course Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 440 Race Course Road?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 440 Race Course Road as their registered address. These are registered businesses, not who occupies the space.

Information and communications
1
Professional, scientific and technical services
1
Education
1

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 440 Race Course Road

Where is 440 Race Course Road?⌄

440 Race Course Road is at 440 Race Course Road, Singapore 218685, in the Kallang planning area.

What is 440 Race Course Road zoned as?⌄

440 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 440 Race Course Road?⌄

440 Race Course Road is freehold.

Is 440 Race Course Road a conserved property?⌄

Yes. 440 Race Course Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 440 Race Course Road sold for?⌄

Across 1 recorded transaction, the median price is S$2,475 psf. The latest was in February 2020.

What is the nearest MRT station to 440 Race Course Road?⌄

Boon Keng MRT is the closest, 551 m away (about a 9-minute walk).

How many businesses are registered at 440 Race Course 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.

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.

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.

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 planning decisions, 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.