CommercialFreeholdDistrict 23 · Bukit Panjang

826-834/A Upper Bukit Timah Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2017

Quick Summary

826-834/A Upper Bukit Timah Road is a commercial building in District 23 · Bukit Panjang. It is freehold. 1 transaction is on record since 1995, most recently in Jan 2017. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 826-834/A Upper Bukit Timah Road.

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What are the key facts about 826-834/A Upper Bukit Timah Road?

Key takeaway826-834/A Upper Bukit Timah Road is a commercial building in District 23 · Bukit Panjang, held freehold.

Asset class: Commercial
Land-use zone: Not on record
Gross plot ratio: —
Tenure: Freehold
District / Area: District 23 · Bukit Panjang
Address: 826-834/A Upper Bukit Timah Road
Land area: —
Completed: Not on record
Storeys: Not on record
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 826-834/A Upper Bukit Timah Road

826-834/A Upper Bukit Timah Road is a commercial property in Bukit Panjang (District 23). It is located along Upper Bukit Timah Road, Singapore 678154.

The site is freehold.

1 transaction has been recorded here, at a median of S$1,658 psf. The most recent was in January 2017.

What has 826-834/A Upper Bukit Timah Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jan 2017 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2017	Shop House	S$17.00M	10,256 sqft	$1,658

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 826-834/A Upper Bukit Timah Road rent for?

Key takeawayNo rent is published for 826-834/A 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 826-834/A Upper Bukit Timah Road

Key takeawayBrokers' retail figures for Singapore as a whole — 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 (island-wide)

Singapore total: Rent S$30.38 psf/mth · Vacancy 6.3% (1Q 2026) · Planned / under construction 2.38m 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 826-834/A Upper Bukit Timah Road?

Key takeawayURA has approved 1 change of use at 826-834/A Upper Bukit Timah Road since 2000, most recently in 2014. 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.

6 Dec 2016Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
20 Jun 2014Approved
Change of use to office
Proposed change of use of the 1st storey shop to office
29 Jan 2014Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
1 Oct 2004Renewed
Continued use as eating house
Continued use of the 1st sty shop, of the 2-sty shop/flat development, as eating house
7 Jan 2002Renewed
Continued use as eating house
Continued use of the 1st storey shop, of the 2-storey shop/flat development, as eating house

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 826-834/A 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.

How many companies are registered at 826-834/A Upper Bukit Timah Road?

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 826-834/A Upper Bukit Timah Road

Where is 826-834/A Upper Bukit Timah Road?⌄

826-834/A Upper Bukit Timah Road is at 826-834/A Upper Bukit Timah Road, Singapore 678154, in the Bukit Panjang planning area.

What is the tenure of 826-834/A Upper Bukit Timah Road?⌄

826-834/A Upper Bukit Timah Road is freehold.

What have units at 826-834/A Upper Bukit Timah Road sold for?⌄

Across 1 recorded transaction, the median price is S$1,658 psf. The latest was in January 2017.

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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 URA planning decisions — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

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.