CommercialCOMMERCIALConservationLeaseholdDistrict 15 · Geylang

81 Joo Chiat Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2023

Quick Summary

81 Joo Chiat Road is a commercial building in District 15 · Geylang, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 68 years remaining. 7 transactions are on record since 1995, most recently in Aug 2023. 4 units are currently listed for rent. ACRA records 12 live company registrations at this address.

The facts are here — now get the verdict on 81 Joo Chiat Road.

Ask PropKaki

What are the key facts about 81 Joo Chiat Road?

Key takeaway81 Joo Chiat Road is a commercial building in District 15 · Geylang, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 15 · Geylang
Address: 81 Joo Chiat Road
Land area: —
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 9
Managing agent: AVALON ASSET MANAGEMENT PTE LTD
Strata formed: 2000 (MCST 2498)
Submarket: City Fringe
Units with a recorded sale: At least 5
Listed as: Office, Other Retail
Transactions on record: 7 (records start 1995)
Live listings: 4
ACRA registrations: 12

About 81 Joo Chiat Road

81 Joo Chiat Road is a commercial property in Geylang (District 15). It is located along Joo Chiat Road, Singapore 427725.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is leasehold, with about 68 years remaining on the lease.

7 transactions have been recorded here, at a median of S$832 psf. The most recent was in August 2023.

12 businesses are currently registered at this address with ACRA.

The nearest MRT is Eunos MRT, 760 m away (about a 12-minute walk). The closest bus stop (Aft Tembeling Rd) is 191 m away (about a 3-minute walk).

What is 81 Joo Chiat Road zoned as?

Key takeaway81 Joo Chiat Road sits on land zoned COMMERCIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Conservation area: Joo Chiat
Conserved building: Yes

Run the full zoning report for this building →

What has 81 Joo Chiat Road sold for?

Key takeaway7 transactions are on record since 1995, most recently in Aug 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2023	Shop House	S$12.00M	9,494 sqft	$1,264
May 2022	Office	S$3.30M	3,961 sqft	$833
Aug 2015	Shop House	S$7.90M	9,494 sqft	$832
May 2015	Shop House	S$2.10M	1,991 sqft	$1,055
Aug 2010	Office	S$4.60M	8,062 sqft	$571
May 2010	Shop House	S$4.65M	9,494 sqft	$490
Jan 2010	Office	S$2.50M	8,062 sqft	$310

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 81 Joo Chiat Road rent for?

Key takeawayNo rent is published for 81 Joo Chiat Road itself. On its street, Joo Chiat Road, office space rented at a median of $5.52 psf a month in 2026Q3, with the middle half of leases between $5.17 and $6.19. That is not this building's own rent, and never a quote for a particular unit.

Office space on Joo Chiat Road

Street level · 2026Q3

25th pct

$5.17

$55.63 psm

Median

$5.52

$59.38 psm

75th pct

$6.19

$66.65 psm

S$ per sq ft per month · median -0.4% on a year earlier

2023Q4 · $68.64 psm2026Q3 · $59.38 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 on Joo Chiat Road

Street level · 2026Q3

25th pct

$3.85

$41.47 psm

Median

$5.56

$59.88 psm

75th pct

$6.47

$69.67 psm

S$ per sq ft per month

2023Q1 · $71.81 psm2026Q3 · $59.88 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).

Retail space — District 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 81 Joo Chiat 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.

How fast units move at 81 Joo Chiat Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 3 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 81 Joo Chiat Road?

Key takeawayURA has approved 4 changes of use at 81 Joo Chiat Road since 2000, most recently in 2021, and refused 4. 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.

17 Jun 2025RefusedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
17 Jun 2025RefusedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
27 Dec 2023RefusedFloors 2, 3
Change of use to residential use
Proposed change of use of units #02-XX, #02-XX, #02-XX, #03-XX, #03-XX, #03-XX to residential use
22 Feb 2023RenewedFloors 2, 1
Continued use as ancillary staff quarters for the bakery shop units #01-xx and #01-xx
Continued use of the attic-floor office unit #02-XX as ancillary staff quarters for the bakery shop units #01-XX and #01-XX
27 Sept 2021ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school
9 Mar 2020RenewedFloors 2, 1
Continued use as ancillary staff quarters for the bakery shop units #01-xx and #01-xx
Continued use of the attic-floor office unit #02-XX as ancillary staff quarters for the bakery shop units #01-XX and #01-XX
11 Mar 2019RenewedFloors 2, 1
Continued use as ancillary staff quarters for the bakery shop units #01-xx and #01-xx
Continued use of the attic-floor office unit #02-XX as ancillary staff quarters for the bakery shop units #01-XX and #01-XX
20 Apr 2018ApprovedFloors 2, 1
Change of use to ancillary staff quarters for the bakery shop units #01-xx and #01-xx
Proposed change of use of the attic-floor office unit #02-XX to ancillary staff quarters for the bakery shop units #01-XX and #01-XX
5 Jun 2017Approved
Additions & alterations
Proposed replacement of the existing roof tiles to existing part 2/part 4-storey conserved commercial building with attic at 81 joo chiat road on lot 08128p mk 26 ( joo chiat conservation area)
25 Aug 2014RefusedFloor 1
Change of use to restaurant
Change of use of unit #01-XX to restaurant at 81 joo chiat road
5 Sept 2011ApprovedFloor 1
Change of use to butchery shop with retail sales
Change of use of the 1st storey shop unit #01-XX to butchery shop with retail sales
14 Mar 2000ApprovedFloor 1
Change of use: restaurant → shop
Proposed change of use of unit #01-XX from restaurant to shop (beauty salon)

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 Joo Chiat Road price?

Key takeawayAcross 63 strata sales on Joo Chiat Road in the last 5 years, the median is $1,931 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,931

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

What do commercial rents run near 81 Joo Chiat 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 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 available at 81 Joo Chiat Road right now?

Key takeaway4 units are currently listed at 81 Joo Chiat Road. One row per unit; several agents often market the same unit.

For rent (4)

81 Joo Chiat Road, 427725S$1k/mo · 93 sqft
81 Joo Chiat Road2 agentsS$7k/mo · 1,022 sqft
Joo Chiat Rd2 agentsS$6k/mo · 1,200 sqft
81 Joo Chiat Road2 agentsS$5k/mo · 1,200 sqft

Browse every listing at this building →

What is near 81 Joo Chiat Road?

Key takeawayThe nearest MRT/LRT is Eunos MRT, about 760 m away — and 3 competing retail premisess operate nearby.

Getting around

Eunos MRT760 m · ~12 min

Amenities nearby

Place Of Worship · 62 mAft Tembeling Rd · 191 mHotel · 210 mGP@Joo Chiat Clinic · 242 mJoo Chiat Terrace Pk · 286 mGeylang Serai Community Club · 344 mEducational Institution · 361 mEunos MRT Exit B · 699 mEunos Polyclinic · 812 mParkway East Hospital · 1.1 km

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 · 142 mGeylang Serai Market · 288 mKinex · 489 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 81 Joo Chiat Road

Key takeawayThe nearest station is Eunos (EW7), 699 m away — a moderately busy station, with about 31,000 taps in and out on an average weekday. 30 public car parks are within 500 m.

Foot traffic: busier than 25% of retail buildings

nearest MRT/LRT Eunos (EW7) 699 m, about 31,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 5, about 9,581 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 38,000 residents within 1 km (June 2026); 4 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)699 m · about 31,000 weekday taps
Paya Lebar (EW8 / CC9)774 m · about 95,000 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 81 Joo Chiat Road. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 9,581 boardings and alightings on an average weekday.

Public car parks within 500 m

Joo Chiat Terrace (URA)45 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Onan Rd - Joo Chiat Rd Off St (URA)60 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Service Rd (Onan Rd) (URA)83 m
S$0.60 per half-hour at midday on a weekday · 2 car lots
Blk 2 Joo Chiat Road (HDB)108 m
no short-term parking · 2 car lots
Blk 2 Joo Chiat Road (HDB)109 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 220 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: Tanjong Katong Rd Off St, 898 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 81 Joo Chiat Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 81 Joo Chiat Road?

Key takeaway12 live companies (and LLPs and branches; sole proprietors are not counted) list 81 Joo Chiat Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Professional, scientific and technical services
3
Construction
3
Information and communications
1
Administrative and support services
1
Manufacturing
0
Transportation and storage
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 81 Joo Chiat Road

Where is 81 Joo Chiat Road?⌄

81 Joo Chiat Road is at 81 Joo Chiat Road, Singapore 427725, in the Geylang planning area.

What is 81 Joo Chiat Road zoned as?⌄

81 Joo Chiat Road sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 81 Joo Chiat Road?⌄

81 Joo Chiat Road is leasehold. About 68 years remain on the lease.

Is 81 Joo Chiat Road a conserved property?⌄

Yes. 81 Joo Chiat Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 81 Joo Chiat Road sold for?⌄

Across 7 recorded transactions, the median price is S$832 psf. The latest was in August 2023.

What is the nearest MRT station to 81 Joo Chiat Road?⌄

Eunos MRT is the closest, 760 m away (about a 12-minute walk).

How many businesses are registered at 81 Joo Chiat Road?⌄

12 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.

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.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

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.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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, URA circular DC23-08 (2 Oct 2023), URA car park data (URA Data Service), 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.