CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 12 · Kallang

5,5a Opal Crescent

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2023

Quick Summary

5,5a Opal Crescent is a commercial building in District 12 · 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. 3 transactions are on record since 1995, most recently in Jul 2023. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 5,5a Opal Crescent.

Ask PropKaki

What are the key facts about 5,5a Opal Crescent?

Key takeaway5,5a Opal Crescent is a commercial building in District 12 · 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 12 · Kallang
Address: 5,5a Opal Crescent
Land area: —
Completed: Not on record
Storeys: 6 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 0

About 5,5a Opal Crescent

5,5A Opal Crescent is a commercial property in Kallang (District 12). It is located along Opal Crescent, Singapore 328400.

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.

3 transactions have been recorded here, at a median of S$588 psf. The most recent was in July 2023.

The nearest MRT is Potong Pasir MRT, 471 m away (about a 7-minute walk). The closest bus stop (Aft Moonstone Lane) is 48 m away (about a 1-minute walk).

What is 5,5a Opal Crescent zoned as?

Key takeaway5,5a Opal Crescent 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 5,5a Opal Crescent sold for?

Key takeaway3 transactions are on record since 1995, most recently in Jul 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2023	Shop House	S$3.80M	1,700 sqft	$2,236
Dec 2006	Shop House	S$780k	1,700 sqft	$459
Jul 2001	Shop House	S$1.00M	1,700 sqft	$588

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 5,5a Opal Crescent rent for?

Key takeawayNo street- or building-level rent is published here. Across District 12 retail, retail space rented at a median of $6.71 psf a month in 2026Q3, with the middle half of leases between $5.52 and $8.97. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 12 retail

Region band · 2026Q3

25th pct

$5.52

$59.42 psm

Median

$6.71

$72.22 psm

75th pct

$8.97

$96.57 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 12 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 5,5a Opal Crescent

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 5,5a Opal Crescent?

Key takeawayURA has approved 4 changes of use at 5,5a Opal Crescent since 2000, most recently in 2018, 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.

20 Jul 2023Renewed
Continued use as veterinary clinic
Continued use of 1st storey premises as veterinary clinic
27 Sept 2018Approved
Change of use to veterinary clinic
Proposed change of use of the 1st storey premises to veterinary clinic
7 Aug 2017Refused
Change of use to restaurant
Proposed change of use of the 1st storey premises to restaurant
9 Oct 2012Approved
Change of use to restaurant
Proposed change of use of the 1st storey premises to restaurant
23 Dec 2009Approved
Change of use
Change of use of the existing 2-storey shop/flat to: association office and classrooms at 1st storey and; association with ancillary office cum residential at 2nd storey
12 Jun 2007Approved
Change of use: residential → association with ancillary office cum residential
Proposed change of use of the 2nd storey from residential to association with ancillary office cum residential

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 Opal Crescent 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 5,5a Opal Crescent?

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

Indicative area yield — District 12 retail

Gross yield (area)

2.9%

2.6% net of property tax

Rent side (median of bands)

$72.22 psm/mo

2026Q3

Price side (strata, 5y)

$2,767 psf

54 sales

An INDICATIVE AREA yield for District 12 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 12 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$52.08	$72.22	$91.29
Level 2 & 3 · 30 & Below	$101.58	$129.23	$143.22
Level 2 & 3 · >30 - 100	$59.42	$63.94	$96.57
Level 1 · >30 - 100	$74.07	$96.87	$116.31
Level 1 · >100 - 300	$48.14	$55.10	$60.66

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 5,5a Opal Crescent?

Key takeawayThe nearest MRT/LRT is Potong Pasir MRT, about 471 m away — and 2 competing retail premisess operate nearby.

Getting around

Potong Pasir MRT471 m · ~7 min

Amenities nearby

Aft Moonstone Lane · 49 mEducational Institution · 180 mSt Michael'S Fc · 264 mPhoenix Medical Group (Potong Pasir) · 265 mPlace Of Worship · 362 mPotong Pasir MRT Exit C · 423 mKolam Ayer Community Club · 490 m

Competing premises nearby

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

The Poiz Centre · 452 mBlk 69 Geylang Bahru · 744 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 5,5a Opal Crescent

Key takeawayThe nearest station is Potong Pasir (NE10), 423 m away — a moderately busy station, with about 35,000 taps in and out on an average weekday. 11 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 54% of retail buildings

nearest MRT/LRT Potong Pasir (NE10) 423 m, about 35,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 12, about 37,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 57,000 residents within 1 km (June 2026); 1 other mall 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

Potong Pasir (NE10)423 m · about 35,000 weekday taps
Geylang Bahru (DT24)822 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 5,5a Opal Crescent. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with about 37,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Ruby Lane (URA)29 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Opal Crescent (URA)58 m
S$0.60 per half-hour at midday on a weekday · 48 car lots
Moonstone Lane (URA)96 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Moonstone Area (URA)98 m
season S$90/month
Tai Thong Crescent (URA)310 m
S$0.60 per half-hour at midday on a weekday · 12 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 5,5a Opal Crescent's own car park, if it has one, and its charges are not in the open data.

Who's registered at 5,5a Opal Crescent?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 5,5a Opal Crescent as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
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 5,5a Opal Crescent

Where is 5,5A Opal Crescent?⌄

5,5A Opal Crescent is at 5,5A Opal Crescent, Singapore 328400, in the Kallang planning area.

What is 5,5A Opal Crescent zoned as?⌄

5,5A Opal Crescent 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 5,5A Opal Crescent?⌄

5,5A Opal Crescent is freehold.

What have units at 5,5A Opal Crescent sold for?⌄

Across 3 recorded transactions, the median price is S$588 psf. The latest was in July 2023.

What is the nearest MRT station to 5,5A Opal Crescent?⌄

Potong Pasir MRT is the closest, 471 m away (about a 7-minute walk).

For agents · in the PropKaki app

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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.

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, 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.