CommercialRESIDENTIALFreeholdDistrict 14 · Bedok

8 Jalan Ismail

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2016

Quick Summary

8 Jalan Ismail is a commercial building in District 14 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 1 transaction is on record since 1995, most recently in Jan 2016. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 8 Jalan Ismail.

Ask PropKaki

What are the key facts about 8 Jalan Ismail?

Key takeaway8 Jalan Ismail is a commercial building in District 14 · Bedok, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Freehold
District / Area: District 14 · Bedok
Address: 8 Jalan Ismail
Land area: —
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 4
Strata formed: 1989 (MCST 1474)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 8 Jalan Ismail

8 Jalan Ismail is a mixed-use property in Bedok (District 14). It is located along Jalan Ismail, Singapore 419260.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.4.

The site is freehold.

1 transaction has been recorded here, at a median of S$2,865 psf. The most recent was in January 2016.

The nearest MRT is Eunos MRT, 458 m away (about a 7-minute walk). The closest bus stop (Opp Blk 16) is 28 m away (about a 0-minute walk).

What is 8 Jalan Ismail zoned as?

Key takeaway8 Jalan Ismail sits on land zoned RESIDENTIAL with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has 8 Jalan Ismail sold for?

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

Date	Use	Price	Area	PSF
Jan 2016	Shop House	S$3.30M	1,152 sqft	$2,865

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 Jalan Ismail rent for?

Key takeawayNo street- or building-level rent is published here. Across District 14 retail, retail space rented at a median of $10.45 psf a month in 2026Q3, with the middle half of leases between $7.49 and $12.53. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 Jalan Ismail

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 8 Jalan Ismail?

Key takeawayURA has approved 1 change of use at 8 Jalan Ismail 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.

10 Sept 2024Renewed
Continued use as child care centre
Continued use of the existing 3-storey shop/flat development as child care centre
22 Aug 2022Renewed
Continued use as child care centre
Continued use of the existing 3-storey shop/flat development as child care centre
29 Oct 2021Approved
Change of use to child care centre as an expansion to the child care centre
Proposed change of use of 1st storey shop to child care centre as an expansion to the child care centre at 2nd and 3rd storey
3 Sept 2019Renewed
Change of use
Continued use of temporary children day care centre at 2f and 3f
21 Feb 2018Approved
Additions & alterations
Proposed amendment to approved additions & alterations to an existing 3-storey building including conversion of existing metal pitched roof to rc flat roof and retaining the approved commercial 1f and temporary change of use to convert existing approved 2f & 3f fro residential to children day care centre on lot 03253w & 03254v, mk 23 at no. 8, 8a, 10 & 10a jalan ismail, singapore 419260
24 Oct 2017Approved
Additions & alterations
Proposed additions & alterations to an existing 3-storey building including conversion of existing metal pitched roof to rc flat roof and retained the approved commercial at 1f and temporary change of use to convert existing approved 2f & 3f from residential to children day care centre on lot 03253w & 03254v, mk 23 at no. 8, 8a, 10 & 10a jalan ismail, singapore 419260
10 Mar 2010Approved
Additions & alterations
Proposed addition of 3rd storey level for residential dwelling to the existing 2-storey shops/flats on lot 3253w mk 23 at no.8/10 jalan ismail

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 8 Jalan Ismail?

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

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 Jalan Ismail?

Key takeawayThe nearest MRT/LRT is Eunos MRT, about 458 m away — and 3 competing retail premisess operate nearby.

Getting around

Eunos MRT458 m · ~7 min

Amenities nearby

Jln Ismail Pk · 26 mOpp Blk 16 · 28 mEducational Institution · 162 mPlace Of Worship · 243 mKirin Clinic & Surgery · 315 mEunos MRT Exit C · 481 mEunos Polyclinic · 626 mKampong Kembangan Community Club · 763 mHotel · 797 mParkway East Hospital · 934 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 322 mBlk 4A Eunos Crescent · 342 mSingpost Centre · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 8 Jalan Ismail

Key takeawayThe nearest station is Eunos (EW7), 458 m away — a moderately busy station, with about 31,000 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 25% of retail buildings

nearest MRT/LRT Eunos (EW7) 458 m, about 31,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 5, about 20,000 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 38,000 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

Eunos (EW7)458 m · about 31,000 weekday taps
Kembangan (EW6)811 m · about 24,000 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 Jalan Ismail. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 12-25 Eunos Crescent (HDB)160 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 809 car lots
Blk 5-8/11/4A Eunos Crescent (HDB)252 m
S$0.60 per half-hour at midday on a weekday · 47 car lots
Blk 9-10 Eunos Crescent (HDB)367 m
S$0.60 per half-hour at midday on a weekday
Blk 1-3/1A Eunos Crescent (HDB)443 m
S$0.60 per half-hour at midday on a weekday · 119 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Changi Road Area, 769 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 8 Jalan Ismail's own car park, if it has one, and its charges are not in the open data.

Who's registered at 8 Jalan Ismail?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 8 Jalan Ismail as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
Education
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 8 Jalan Ismail

Where is 8 Jalan Ismail?⌄

8 Jalan Ismail is at 8 Jalan Ismail, Singapore 419260, in the Bedok planning area.

What is 8 Jalan Ismail zoned as?⌄

8 Jalan Ismail sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of 8 Jalan Ismail?⌄

8 Jalan Ismail is freehold.

What have units at 8 Jalan Ismail sold for?⌄

Across 1 recorded transaction, the median price is S$2,865 psf. The latest was in January 2016.

What is the nearest MRT station to 8 Jalan Ismail?⌄

Eunos MRT is the closest, 458 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.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.