CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 3 · Bukit Merah

727,727a,727b Havelock Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2021

Quick Summary

727,727a,727b Havelock Road is a commercial building in District 3 · Bukit Merah, 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 Jun 2021. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 727,727a,727b Havelock Road.

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What are the key facts about 727,727a,727b Havelock Road?

Key takeaway727,727a,727b Havelock Road is a commercial building in District 3 · Bukit Merah, 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 3 · Bukit Merah
Address: 727,727a,727b Havelock Road
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About 727,727a,727b Havelock Road

727,727A,727B Havelock Road is a commercial property in Bukit Merah (District 03). It is located along Havelock Road, Singapore 169648.

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$3,194 psf. The most recent was in June 2021.

1 business is currently registered at this address with ACRA.

The nearest MRT is Tiong Bahru MRT, 354 m away (about a 6-minute walk). The closest bus stop (Blk 51 CP) is 128 m away (about a 2-minute walk).

What is 727,727a,727b Havelock Road zoned as?

Key takeaway727,727a,727b Havelock 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 727,727a,727b Havelock Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jun 2021 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jun 2021	Shop House	S$5.03M	1,575 sqft	$3,194

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 727,727a,727b Havelock Road rent for?

Key takeawayNo rent is published for 727,727a,727b Havelock Road itself. On its street, Havelock Road, retail space rented at a median of $8.50 psf a month in 2026Q3, with the middle half of leases between $7.30 and $10.38. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Havelock Road

Street level · 2026Q3

25th pct

$7.30

$78.59 psm

Median

$8.50

$91.47 psm

75th pct

$10.38

$111.76 psm

S$ per sq ft per month · median +6.4% on a year earlier

2023Q4 · $77.46 psm2026Q3 · $91.47 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).

Office space on Havelock Road

Street level · 2026Q3

25th pct

$7.02

$75.53 psm

Median

$7.80

$84.00 psm

75th pct

$8.50

$91.48 psm

S$ per sq ft per month · median +2.6% on a year earlier

2023Q4 · $72.12 psm2026Q3 · $84.00 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 3 retail

Region band · 2026Q3

25th pct

$7.49

$80.65 psm

Median

$10.49

$112.95 psm

75th pct

$14.10

$151.72 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 3 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 727,727a,727b Havelock 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 727,727a,727b Havelock Road?

Key takeawayURA has approved 1 change of use at 727,727a,727b Havelock Road since 2000, most recently in 2021. 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.

24 Sept 2024Renewed
Continued use as restaurant
Continued use of 1st storey premises as restaurant
4 Oct 2021Approved
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant

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 Havelock Road price?

Key takeawayAcross 26 strata sales on Havelock Road in the last 5 years, the median is $1,713 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,713

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 727,727a,727b Havelock 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 3 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$112.95 psm/mo

2026Q3

Price side (strata, 5y)

$3,294 psf

38 sales

An INDICATIVE AREA yield for District 3 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 3 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$78.10	$94.74	$116.67
Level 1 · 30 & Below	$73.20	$92.12	$107.33
Level 1 · >30 - 100	$83.20	$164.15	$200.48
Level 2 & 3 · >30 - 100	$58.43	$67.44	$75.00
Level 1 · >100 - 300	$226.54	$240.67	$264.22
Level 2 & 3 · >100 - 300	$83.56	$131.15	$186.77

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 727,727a,727b Havelock Road?

Key takeawayThe nearest MRT/LRT is Tiong Bahru MRT, about 354 m away — and 3 competing retail premisess operate nearby.

Getting around

Tiong Bahru MRT354 m · ~6 min

Amenities nearby

Beo Crescent Family Clinic & Surgery · 32 mBlk 51 CP · 129 mEducational Institution · 248 mPlace Of Worship · 258 mTiong Bahru MRT Exit B · 325 mKim Seng Community Centre · 334 mTiong Bahru Pk · 451 mHotel · 649 mBusiness Park · 1.0 kmSingapore General Hospital · 1.2 km

Competing premises nearby

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

Beo Crescent Market · 65 mNTUC Fairprice Co-operative Ltd · 118 mTiong Bahru Plaza · 323 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 727,727a,727b Havelock Road

Key takeawayThe nearest station is Tiong Bahru (EW17), 325 m away — a busy station, with about 52,000 taps in and out on an average weekday. 18 public car parks are within 500 m.

Foot traffic: busier than 71% of retail buildings

nearest MRT/LRT Tiong Bahru (EW17) 325 m, about 52,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 8, about 40,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 60,000 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

Tiong Bahru (EW17)325 m · about 52,000 weekday taps
Havelock (TE16)629 m · about 16,000 weekday taps
Great World (TE15)676 m · about 21,000 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 727,727a,727b Havelock Road. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 40,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 51 Havelock Road (HDB)66 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 587 car lots
Havelock Rd (URA)87 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Blk 44A Havelock Road (HDB)89 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 336 car lots
Blk 28A Beo Crescent (HDB)123 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 229 car lots
Blk 34 Jalan Bukit Ho Swee (HDB)204 m
S$0.60 per half-hour at midday on a weekday

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.

Nearest URA season parking: Ganges Ave Off St, 526 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 727,727a,727b Havelock Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 727,727a,727b Havelock Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 727,727a,727b Havelock Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
1
Wholesale and retail trade
0
Professional, scientific and technical 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 727,727a,727b Havelock Road

Where is 727,727A,727B Havelock Road?⌄

727,727A,727B Havelock Road is at 727,727A,727B Havelock Road, Singapore 169648, in the Bukit Merah planning area.

What is 727,727A,727B Havelock Road zoned as?⌄

727,727A,727B Havelock 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 727,727A,727B Havelock Road?⌄

727,727A,727B Havelock Road is freehold.

What have units at 727,727A,727B Havelock Road sold for?⌄

Across 1 recorded transaction, the median price is S$3,194 psf. The latest was in June 2021.

What is the nearest MRT station to 727,727A,727B Havelock Road?⌄

Tiong Bahru MRT is the closest, 354 m away (about a 6-minute walk).

How many businesses are registered at 727,727A,727B Havelock 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.

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), 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.