CommercialRESIDENTIALFreeholdDistrict 23 · Bukit Panjang

784 Upper Bukit Timah Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2016

Quick Summary

784 Upper Bukit Timah Road is a commercial building in District 23 · Bukit Panjang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.5. It is freehold. 1 transaction is on record since 1995, most recently in Jul 2016. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 784 Upper Bukit Timah Road.

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What are the key facts about 784 Upper Bukit Timah Road?

Key takeaway784 Upper Bukit Timah Road is a commercial building in District 23 · Bukit Panjang, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.5
Tenure: Freehold
District / Area: District 23 · Bukit Panjang
Address: 784 Upper Bukit Timah Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About 784 Upper Bukit Timah Road

784 Upper Bukit Timah Road is a mixed-use property in Bukit Panjang (District 23). It is located along Upper Bukit Timah Road, Singapore 678127.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.5.

The site is freehold.

1 transaction has been recorded here, at a median of S$1,570 psf. The most recent was in July 2016.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Cashew MRT, 341 m away (about a 5-minute walk). The closest bus stop (Min of Defence) is 54 m away (about a 1-minute walk).

What is 784 Upper Bukit Timah Road zoned as?

Key takeaway784 Upper Bukit Timah Road sits on land zoned RESIDENTIAL with a gross plot ratio of 2.5.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has 784 Upper Bukit Timah Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jul 2016 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2016	Shop House	S$2.28M	1,452 sqft	$1,570

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 784 Upper Bukit Timah Road rent for?

Key takeawayNo rent is published for 784 Upper Bukit Timah Road itself. On its street, Upper Bukit Timah Road, retail space rented at a median of $9.33 psf a month in 2026Q3, with the middle half of leases between $6.09 and $13.40. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Bukit Timah Road

Street level · 2026Q3

25th pct

$6.09

$65.52 psm

Median

$9.33

$100.48 psm

75th pct

$13.40

$144.29 psm

S$ per sq ft per month · median +7.2% on a year earlier

2023Q4 · $100.00 psm2026Q3 · $100.48 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 Upper Bukit Timah Road

Street level · 2026Q3

25th pct

$5.69

$61.30 psm

Median

$8.96

$96.43 psm

75th pct

$11.97

$128.86 psm

S$ per sq ft per month · median +1.4% on a year earlier

2023Q4 · $102.14 psm2026Q3 · $96.43 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 23 retail

Region band · 2026Q3

25th pct

$22.95

$247.02 psm

Median

$23.77

$255.89 psm

75th pct

$25.51

$274.59 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 23 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 784 Upper Bukit Timah Road

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m 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 784 Upper Bukit Timah Road?

Key takeawayURA has approved 6 changes of use at 784 Upper Bukit Timah Road since 2000, most recently in 2024, 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.

17 Oct 2024Approved
Change of use to shop
Proposed change of use of 1st storey premises to shop
14 Oct 2022Approved
Change of use to pet shop
Proposed change of use of 1st storey shop to pet shop (sale of pets, pet food & accessories)
9 Nov 2020Approved
Change of use to pet shop
Change of use of 1st storey premises to pet shop (sale of pet food & accessories and pet grooming service) with ancillary caf� at 784 upper bukit timah road (bukit panjang planning area)
18 Sept 2017Approved
Change of use to massage establishment
Proposed change of use of 2-storey shophouse to massage establishment on lots 01604w and 01788p mk14 at 784 upper bukit timah road (bukit panjang planning area)
22 May 2017Approved
Change of use to massage establishment
Proposed change of use of 1st storey premises to massage establishment on lots 01604w and 01788p mk14 at 784 upper bukit timah road (bukit panjang planning area)
21 Feb 2017Refused
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant on lots 01604w and 01788p mk14 at 784 upper bukit timah road (bukit panjang planning area)
2 Jun 2016Approved
Change of use to association
Proposed change of use of 1st storey and 2nd storey premises to association on lots 01604w and 01788p mk14 at 784 upper bukit timah road (bukit panjang 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 Upper Bukit Timah Road price?

Key takeawayAcross 45 strata sales on Upper Bukit Timah Road in the last 5 years, the median is $3,067 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,067

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

What do commercial rents run near 784 Upper Bukit Timah 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 23 retail

Gross yield (area)

9.6%

8.6% net of property tax

Rent side (median of bands)

$255.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,984 psf

11 sales

An INDICATIVE AREA yield for District 23 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 23 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$301.00	$351.50	$421.39
Level 1 · 30 & Below	$337.00	$386.49	$398.56
Level 4 & Above · >30 - 100	$247.02	$248.59	$265.90
Level 1 · >30 - 100	$146.69	$255.89	$274.59
B1 & Below · >30 - 100	$312.82	$320.00	$323.19
Level 2 & 3 · >30 - 100	$168.47	$207.40	$244.22
Level 1 · >100 - 300	$87.55	$123.10	$164.64

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 784 Upper Bukit Timah Road?

Key takeawayThe nearest MRT/LRT is Cashew MRT, about 341 m away — and 1 competing retail premises operate nearby.

Getting around

Cashew MRT341 m · ~5 min

Amenities nearby

Min of Defence · 54 mHazel Pk Os · 121 mEducational Institution · 191 mCashew MRT Exit A · 332 mPlace Of Worship · 499 mBukit Panjang Community Club · 910 m

Competing premises nearby

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

Hillion Mall · 643 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 784 Upper Bukit Timah Road

Key takeawayThe nearest station is Cashew (DT2), 331 m away — a quiet station, with 8,769 taps in and out on an average weekday. 2 public car parks are within 500 m.

Foot traffic: busier than 15% of retail buildings

nearest MRT/LRT Cashew (DT2) 331 m, about 8,769 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 5, about 2,586 taps a weekday; Bukit Panjang: 9,091 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

Cashew (DT2)331 m · 8,769 weekday taps
Bukit Panjang (BP6 / DT1)586 m · about 85,000 weekday taps
Petir (BP7)673 m · 2,349 weekday taps
Phoenix (BP5)868 m · 4,095 weekday taps
Pending (BP8)966 m · 4,221 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 784 Upper Bukit Timah Road. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 2,586 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 152A Gangsa Road (HDB)397 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 389 car lots
Blk 163A Gangsa Road (HDB)486 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 450 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.

Nearest URA season parking: Service Rd (Choa Chu K Ang Ave 1), 2.0 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 784 Upper Bukit Timah Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 784 Upper Bukit Timah Road?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 784 Upper Bukit Timah Road as their registered address. These are registered businesses, not who occupies the space.

Construction
1
Professional, scientific and technical services
1
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 784 Upper Bukit Timah Road

Where is 784 Upper Bukit Timah Road?⌄

784 Upper Bukit Timah Road is at 784 Upper Bukit Timah Road, Singapore 678127, in the Bukit Panjang planning area.

What is 784 Upper Bukit Timah Road zoned as?⌄

784 Upper Bukit Timah Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.5.

What is the tenure of 784 Upper Bukit Timah Road?⌄

784 Upper Bukit Timah Road is freehold.

What have units at 784 Upper Bukit Timah Road sold for?⌄

Across 1 recorded transaction, the median price is S$1,570 psf. The latest was in July 2016.

What is the nearest MRT station to 784 Upper Bukit Timah Road?⌄

Cashew MRT is the closest, 341 m away (about a 5-minute walk).

How many businesses are registered at 784 Upper Bukit Timah Road?⌄

3 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.

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.