CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 11 · Bukit Timah

8 Greenwood Avenue

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2018

Quick Summary

8 Greenwood Avenue is a commercial building in District 11 · Bukit Timah, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Oct 2018. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 8 Greenwood Avenue.

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What are the key facts about 8 Greenwood Avenue?

Key takeaway8 Greenwood Avenue is a commercial building in District 11 · Bukit Timah, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 11 · Bukit Timah
Address: 8 Greenwood Avenue
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: 0

About 8 Greenwood Avenue

8 Greenwood Avenue is a commercial property in Bukit Timah (District 11). It is located along Greenwood Avenue, Singapore 289198.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

The site is freehold.

1 transaction has been recorded here, at a median of S$3,010 psf. The most recent was in October 2018.

The nearest MRT is Tan Kah Kee MRT, 642 m away (about a 10-minute walk). The closest bus stop (Chinese High Sch) is 499 m away (about a 8-minute walk).

What is 8 Greenwood Avenue zoned as?

Key takeaway8 Greenwood Avenue sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 8 Greenwood Avenue sold for?

Key takeaway1 transaction is on record since 1995, most recently in Oct 2018 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2018	Retail	S$4.18M	1,389 sqft	$3,010

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 8 Greenwood Avenue rent for?

Key takeawayNo street- or building-level rent is published here. Across District 11 retail, retail space rented at a median of $16.43 psf a month in 2026Q3, with the middle half of leases between $12.48 and $17.64. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 11 retail

Region band · 2026Q3

25th pct

$12.48

$134.36 psm

Median

$16.43

$176.85 psm

75th pct

$17.64

$189.91 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 11 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 8 Greenwood Avenue

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 8 Greenwood Avenue?

Key takeawayURA has approved 1 change of use at 8 Greenwood Avenue since 2000, most recently in 2005. 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.

F&B and nightlife here

URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

10 Sept 2026Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
24 Jul 2023Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
24 Sept 2020Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
27 Sept 2017Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
7 Sept 2014Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
29 Dec 2011Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
12 Sept 2008Renewed
Continued use as restaurant
Continued use of the 1st storey shop (beauty salon) as restaurant
7 Sept 2005Approved
Change of use: shop → restaurant
Proposed change of use of the 1st storey from shop (beauty salon) 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 Greenwood Avenue 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 8 Greenwood Avenue?

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

Indicative area yield — District 11 retail

Gross yield (area)

4.6%

4.1% net of property tax

Rent side (median of bands)

$176.85 psm/mo

2026Q3

Price side (strata, 5y)

$4,327 psf

15 sales

An INDICATIVE AREA yield for District 11 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 11 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$134.36	$181.39	$189.91
Level 1 · 30 & Below	$96.71	$98.15	$108.07
Level 1 · >30 - 100	$138.32	$176.85	$254.10

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 8 Greenwood Avenue?

Key takeawayThe nearest MRT/LRT is Tan Kah Kee MRT, about 642 m away — and 1 competing retail premises operate nearby.

Getting around

Tan Kah Kee MRT642 m · ~10 min

Amenities nearby

Educational Institution · 99 mWatten Heights Pg · 115 mChinese High Sch · 499 mTan Kah Kee MRT Exit B · 577 mPlace Of Worship · 701 mCrawfurd Hospital · 847 m

Competing premises nearby

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

Ng Lian Tee · 43 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 8 Greenwood Avenue

Key takeawayThe nearest station is Tan Kah Kee (DT8), 577 m away — a quiet station, with about 12,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Bukit Timah Rd (URA), 788 m away; the nearest URA season parking is Coronation Road Area, 895 m away (S$90/month).

Foot traffic: busier than 1% of retail buildings

nearest MRT/LRT Tan Kah Kee (DT8) 577 m, about 12,000 taps a weekday; no bus stop within 400 m; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 13,000 residents within 1 km (June 2026); 0 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

Tan Kah Kee (DT8)577 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 8 Greenwood Avenue. Transfers between lines don't tap, so interchanges read low.

Bus

No bus stop within 400 m.

How many companies are registered at 8 Greenwood Avenue?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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.

Frequently asked questions about 8 Greenwood Avenue

Where is 8 Greenwood Avenue?⌄

8 Greenwood Avenue is at 8 Greenwood Avenue, Singapore 289198, in the Bukit Timah planning area.

What is 8 Greenwood Avenue zoned as?⌄

8 Greenwood Avenue sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of 8 Greenwood Avenue?⌄

8 Greenwood Avenue is freehold.

What have units at 8 Greenwood Avenue sold for?⌄

Across 1 recorded transaction, the median price is S$3,010 psf. The latest was in October 2018.

What is the nearest MRT station to 8 Greenwood Avenue?⌄

Tan Kah Kee MRT is the closest, 642 m away (about a 10-minute walk).

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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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline, not a decision on any unit.

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.

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 circular DC23-08 (2 Oct 2023), 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.