CommercialCOMMERCIAL & RESIDENTIAL999-year leaseholdDistrict 10 · Tanglin

56,56a Zion Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2011

Quick Summary

56,56a Zion Road is a commercial building in District 10 · Tanglin, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in Apr 2011. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 56,56a Zion Road.

Ask PropKaki

What are the key facts about 56,56a Zion Road?

Key takeaway56,56a Zion Road is a commercial building in District 10 · Tanglin, zoned COMMERCIAL & RESIDENTIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: 999-year leasehold
District / Area: District 10 · Tanglin
Address: 56,56a Zion Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About 56,56a Zion Road

56,56A Zion Road is a commercial property in Tanglin (District 10). It is located along Zion Road, Singapore 247781.

Under the URA Master Plan it sits on land zoned commercial & residential.

The site is 999-year leasehold, with about 850 years remaining on the lease.

1 transaction has been recorded here, at a median of S$2,263 psf. The most recent was in April 2011.

1 business is currently registered at this address with ACRA.

The nearest MRT is Great World MRT, 317 m away (about a 5-minute walk). The closest bus stop (Opp Great World City) is 151 m away (about a 2-minute walk).

What is 56,56a Zion Road zoned as?

Key takeaway56,56a Zion Road sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 56,56a Zion Road sold for?

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

Date	Use	Price	Area	PSF
Apr 2011	Shop House	S$7.80M	3,447 sqft	$2,263

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 56,56a Zion Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 10 retail, retail space rented at a median of $15.77 psf a month in 2026Q3, with the middle half of leases between $10.99 and $17.07. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 10 retail

Region band · 2026Q3

25th pct

$10.99

$118.27 psm

Median

$15.77

$169.72 psm

75th pct

$17.07

$183.73 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 10 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 56,56a Zion 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 56,56a Zion Road?

Key takeawayURA has approved 1 change of use at 56,56a Zion Road since 2000, most recently in 2022. 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 Mar 2024Renewed
Continued use as gym/fitness centre
Proposed change of use of 2nd storey to gym/fitness centre
11 Mar 2022Approved
Change of use to gym/fitness centre
Proposed change of use of 2nd storey to gym/fitness centre
8 Jul 2011Approved
Additions & alterations
Proposed additions & alterations to the 1st storey eating house of the existing 2-storey shop flat building

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 56,56a Zion 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 10 retail

Gross yield (area)

4.2%

3.8% net of property tax

Rent side (median of bands)

$169.72 psm/mo

2026Q3

Price side (strata, 5y)

$4,533 psf

34 sales

An INDICATIVE AREA yield for District 10 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 10 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$328.53	$418.19	$451.58
Level 2 & 3 · 30 & Below	$155.00	$169.72	$183.73
Level 2 & 3 · >30 - 100	$141.55	$202.35	$215.19
Level 1 · >30 - 100	$118.27	$184.62	$215.15
Level 1 · >100 - 300	$80.00	$110.62	$158.42
Level 2 & 3 · >100 - 300	$90.05	$135.62	$146.17
Level 2 & 3 · >300	$93.68	$99.85	$147.67

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 56,56a Zion Road?

Key takeawayThe nearest MRT/LRT is Great World MRT, about 317 m away — and 3 competing retail premisess operate nearby.

Getting around

Great World MRT317 m · ~5 min

Amenities nearby

Educational Institution · 96 mMinmed Clinic (Orchard) · 123 mOpp Great World City · 151 mGreat World MRT Exit 2 · 167 mPlace Of Worship · 194 mGanges Ave Os · 231 mKim Seng Community Centre · 346 mHotel · 440 mSingapore General Hospital · 1.3 kmBusiness Park · 1.3 km

Competing premises nearby

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

Zion Riverside Food Centre · 47 mGreat World · 123 mFour Seasons Organic Market Pte. Ltd. · 123 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 56,56a Zion Road

Key takeawayThe nearest station is Great World (TE15), 166 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 13 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 25% of retail buildings

nearest MRT/LRT Great World (TE15) 166 m, about 21,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 10, about 12,000 taps a weekday; Tanglin: 11,742 resident workers (Census 2020, by workplace); about 45,000 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

Great World (TE15)166 m · about 21,000 weekday taps
Havelock (TE16)430 m · about 16,000 weekday taps
Tiong Bahru (EW17)819 m · about 52,000 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 56,56a Zion Road. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Zion Rd Off St (URA)58 m
S$0.60 per half-hour at midday on a weekday · 12 car lots
Zion Rd (URA)79 m
S$0.60 per half-hour at midday on a weekday · 26 car lots
Zion Close (URA)87 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Service Rd (Zion Rd) (URA)122 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Ganges Ave Off St (URA)138 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 39 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 56,56a Zion Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 56,56a Zion Road?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 56,56a Zion Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2

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 56,56a Zion Road

Where is 56,56A Zion Road?⌄

56,56A Zion Road is at 56,56A Zion Road, Singapore 247781, in the Tanglin planning area.

What is 56,56A Zion Road zoned as?⌄

56,56A Zion Road sits on land zoned commercial & residential under the URA Master Plan.

What is the tenure of 56,56A Zion Road?⌄

56,56A Zion Road is 999-year leasehold. About 850 years remain on the lease.

What have units at 56,56A Zion Road sold for?⌄

Across 1 recorded transaction, the median price is S$2,263 psf. The latest was in April 2011.

What is the nearest MRT station to 56,56A Zion Road?⌄

Great World MRT is the closest, 317 m away (about a 5-minute walk).

How many businesses are registered at 56,56A Zion Road?⌄

1 business is 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.

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.