CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 13 · Geylang

452,452a Etc Macpherson Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2007

Quick Summary

452,452a Etc Macpherson Road is a commercial building in District 13 · Geylang, 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 Dec 2007. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on 452,452a Etc Macpherson Road.

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What are the key facts about 452,452a Etc Macpherson Road?

Key takeaway452,452a Etc Macpherson Road is a commercial building in District 13 · Geylang, 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 13 · Geylang
Address: 452,452a Etc Macpherson 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: 4

About 452,452a Etc Macpherson Road

452,452A Etc Macpherson Road is a commercial property in Geylang (District 13). It is located along Etc Macpherson Road, Singapore 368171.

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 is freehold.

1 transaction has been recorded here, at a median of S$646 psf. The most recent was in December 2007.

4 businesses are currently registered at this address with ACRA.

The nearest MRT is Mattar MRT, 565 m away (about a 9-minute walk). The closest bus stop (Aft Jln Muhibbah) is 118 m away (about a 2-minute walk).

What is 452,452a Etc Macpherson Road zoned as?

Key takeaway452,452a Etc Macpherson Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 452,452a Etc Macpherson Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 2007 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2007	Shop House	S$3.50M	5,415 sqft	$646

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 452,452a Etc Macpherson Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 13 retail, retail space rented at a median of $10.25 psf a month in 2026Q3, with the middle half of leases between $9.61 and $13.31. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 13 retail

Region band · 2026Q3

25th pct

$9.61

$103.41 psm

Median

$10.25

$110.37 psm

75th pct

$13.31

$143.25 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 13 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 452,452a Etc Macpherson 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 do commercial rents run near 452,452a Etc Macpherson 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 13 retail

Gross yield (area)

7.9%

7.1% net of property tax

Rent side (median of bands)

$110.37 psm/mo

2026Q3

Price side (strata, 5y)

$1,558 psf

18 sales

An INDICATIVE AREA yield for District 13 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 13 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$85.88	$95.78	$103.50
B1 & Below · 30 & Below	$291.67	$294.44	$345.30
B1 & Below · >30 - 100	$48.39	$50.91	$73.81
Level 1 · >30 - 100	$120.93	$124.95	$183.00

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 452,452a Etc Macpherson Road?

Key takeawayThe nearest MRT/LRT is Mattar MRT, about 565 m away — and 3 competing retail premisess operate nearby.

Getting around

Mattar MRT565 m · ~9 min

Amenities nearby

Aft Jln Muhibbah · 118 mMacpherson Linear Pk · 224 mHotel · 236 mPlace Of Worship · 276 mYSL Aljunied Clinic & Surgery · 335 mMattar MRT Exit A · 515 mEducational Institution · 551 mMacPherson Community Club · 970 mBusiness Park · 976 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 323 mBlks 79/79A Circuit Road · 665 mThe Woodleigh Mall · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 452,452a Etc Macpherson Road

Key takeawayThe nearest station is Mattar (DT25), 515 m away — a quiet station, with 9,848 taps in and out on an average weekday. 18 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 21% of retail buildings

nearest MRT/LRT Mattar (DT25) 515 m, about 9,848 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 5, about 7,697 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 42,000 residents within 1 km (June 2026); 0 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

Mattar (DT25)515 m · 9,848 weekday taps
Tai Seng (CC11)737 m · about 45,000 weekday taps
MacPherson (CC10 / DT26)952 m · about 39,000 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 452,452a Etc Macpherson Road. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 7,697 boardings and alightings on an average weekday.

Public car parks within 500 m

Macpherson Road Area (URA)120 m
season S$90/month
Macpherson Rd (URA)136 m
S$0.60 per half-hour at midday on a weekday · 28 car lots
Jln Anggerek (URA)194 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Jln Mesin (URA)198 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Happy Ave North (URA)205 m
S$0.60 per half-hour at midday on a weekday · 7 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 452,452a Etc Macpherson Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 452,452a Etc Macpherson Road?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list 452,452a Etc Macpherson Road as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
3
Construction
1
Wholesale and retail trade
0
Transportation and storage
0
Real estate
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 452,452a Etc Macpherson Road

Where is 452,452A Etc Macpherson Road?⌄

452,452A Etc Macpherson Road is at 452,452A Etc Macpherson Road, Singapore 368171, in the Geylang planning area.

What is 452,452A Etc Macpherson Road zoned as?⌄

452,452A Etc Macpherson 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 452,452A Etc Macpherson Road?⌄

452,452A Etc Macpherson Road is freehold.

What have units at 452,452A Etc Macpherson Road sold for?⌄

Across 1 recorded transaction, the median price is S$646 psf. The latest was in December 2007.

What is the nearest MRT station to 452,452A Etc Macpherson Road?⌄

Mattar MRT is the closest, 565 m away (about a 9-minute walk).

How many businesses are registered at 452,452A Etc Macpherson Road?⌄

4 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.

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 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.