CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYConservationFreeholdDistrict 8 · Kallang

454 Race Course Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2017

Quick Summary

454 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. 2 transactions are on record since 1995, most recently in Oct 2017. 7 units are currently listed for sale or rent. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 454 Race Course Road.

Ask PropKaki

What are the key facts about 454 Race Course Road?

Key takeaway454 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: 454 Race Course Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: 7
ACRA registrations: 0

About 454 Race Course Road

454 Race Course Road is a commercial property in Kallang (District 08). It is located along Race Course Road, Singapore 218697.

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.

2 transactions have been recorded here, at a median of S$2,162 psf. The most recent was in October 2017.

The nearest MRT is Boon Keng MRT, 514 m away (about a 8-minute walk). The closest bus stop (Bef S'goon Rd) is 104 m away (about a 2-minute walk).

What is 454 Race Course Road zoned as?

Key takeaway454 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 454 Race Course Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Oct 2017 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2017	Shop House	S$3.20M	1,365 sqft	$2,345
Aug 2015	Shop House	S$2.70M	1,365 sqft	$1,978

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 454 Race Course Road rent for?

Key takeawayNo rent is published for 454 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 454 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.

How fast units move at 454 Race Course Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 5 units for rent; 2 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 454 Race Course Road?

Key takeawayURA has approved 1 change of use at 454 Race Course Road since 2000, most recently in 2016, and refused 1. 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.

11 Feb 2026Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant
19 Apr 2023Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant
9 Jan 2020Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant
9 Feb 2018Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant
9 Mar 2016Approved
Change of use to restaurant
Proposed change of use of the 1st storey premises to restaurant
19 Dec 2015Refused
Change of use to food catering service
Proposed change of use of the 2-storey terrace house to food catering service on lot 98973p ts 18 at 454 race course road (kallang planning area)

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 454 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 available at 454 Race Course Road right now?

Key takeaway7 units are currently listed at 454 Race Course Road — 2 for sale and 5 for rent. One row per unit; several agents often market the same unit.

For sale (2)

Race Course RoadS$12.00M · 1,450 sqft
Race Course RoadS$12.80M · 1,450 sqft

For rent (5)

D08 ground floor shop space, 5 minute walk to Farrer Park MRTS$6k/mo · 1,160 sqft
64 Race Course RoadS$4k/mo · 892 sqft
64 Race Course RoadS$10k/mo · 1,380 sqft
Direct MRT Link F&B Kitchen Space | High Footfall | Only 1 Units LeftS$12k/mo · 958 sqft

Browse every listing at this building →

What is near 454 Race Course Road?

Key takeawayThe nearest MRT/LRT is Boon Keng MRT, about 514 m away — and 3 competing retail premisess operate nearby.

Getting around

Boon Keng MRT514 m · ~8 min

Amenities nearby

Place Of Worship · 70 mKallang Polyclinic · 93 mBef S'goon Rd · 104 mStarlight Clinic · 108 mBoon Keng MRT Exit C · 339 mHotel · 343 mEducational Institution · 394 mKallang Community Club · 508 mFarrer Park Hospital · 616 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. · 268 mCity Square Mall · 552 mBlk 29 Bendemeer Road · 633 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 454 Race Course Road

Key takeawayThe nearest station is Boon Keng (NE9), 339 m away — a busy station, with about 51,000 taps in and out on an average weekday. 31 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) 339 m, about 51,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 15, about 25,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 47,000 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)339 m · about 51,000 weekday taps
Farrer Park (NE8)481 m · about 57,000 weekday taps
Bendemeer (DT23)592 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 454 Race Course Road. Transfers between lines don't tap, so interchanges read low.

Bus

15 bus stops within 400 m, with about 25,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 140 Mcnair Road (HDB)113 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 315 car lots
Serangoon Rd - Lavende R St Off St (URA)141 m
S$0.60 per half-hour at midday on a weekday · 112 car lots
Blk 2 Kprm, Kempas Road (HDB)207 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 270 car lots
Kempas Rd (URA)215 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 23 car lots
Race Course Rd (URA)227 m
S$0.60 per half-hour at midday on a weekday · 52 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. 454 Race Course Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 454 Race Course Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 454 Race Course Road as their registered address. These are registered businesses, not who occupies the space.

Administrative and support services
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 454 Race Course Road

Where is 454 Race Course Road?⌄

454 Race Course Road is at 454 Race Course Road, Singapore 218697, in the Kallang planning area.

What is 454 Race Course Road zoned as?⌄

454 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 454 Race Course Road?⌄

454 Race Course Road is freehold.

Is 454 Race Course Road a conserved property?⌄

Yes. 454 Race Course Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 454 Race Course Road sold for?⌄

Across 2 recorded transactions, the median price is S$2,162 psf. The latest was in October 2017.

What is the nearest MRT station to 454 Race Course Road?⌄

Boon Keng MRT is the closest, 514 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.

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.

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 PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), 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.