CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 9 · River Valley

85 Killiney Road

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2003

Quick Summary

85 Killiney Road is a commercial building in District 9 · River Valley, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. 1 transaction is on record since 1995, most recently in May 2003. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 85 Killiney Road.

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What are the key facts about 85 Killiney Road?

Key takeaway85 Killiney Road is a commercial building in District 9 · River Valley, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 9 · River Valley
Address: 85 Killiney Road
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 85 Killiney Road

85 Killiney Road is a commercial property in River Valley (District 09). It is located along Killiney Road, Singapore 239532.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8. It lies inside the Central Area.

1 transaction has been recorded here, at a median of S$925 psf. The most recent was in May 2003.

The nearest MRT is Somerset MRT, 197 m away (about a 3-minute walk). The closest bus stop (Somerset Stn) is 204 m away (about a 3-minute walk).

What is 85 Killiney Road zoned as?

Key takeaway85 Killiney Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.8, inside the Central Area.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What has 85 Killiney Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2003 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2003	Shop House	S$880k	952 sqft	$925

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 85 Killiney Road rent for?

Key takeawayNo rent is published for 85 Killiney Road itself. On its street, Killiney Road, retail space rented at a median of $9.54 psf a month in 2022Q4, with the middle half of leases between $7.78 and $11.06. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Killiney Road

Street level · 2022Q4

25th pct

$7.78

$83.71 psm

Median

$9.54

$102.68 psm

75th pct

$11.06

$119.03 psm

S$ per sq ft per month

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 Killiney Road

Street level · 2026Q3

25th pct

—

— psm

Median

$10.10

$108.75 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2021Q3 · $86.12 psm2026Q3 · $108.75 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 9 retail

Region band · 2026Q3

25th pct

$9.24

$99.43 psm

Median

$11.90

$128.12 psm

75th pct

$17.57

$189.09 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 9 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 85 Killiney 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.

What's been approved at 85 Killiney Road?

Key takeawayURA has approved 1 change of use at 85 Killiney Road since 2000, most recently in 2004. 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.

1 Oct 2004Approved
Change of use to student care centre
Change of use of the 2nd storey flat to student care centre

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 85 Killiney 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 9 retail

Gross yield (area)

3.2%

2.9% net of property tax

Rent side (median of bands)

$128.12 psm/mo

2026Q3

Price side (strata, 5y)

$4,434 psf

190 sales

An INDICATIVE AREA yield for District 9 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 9 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$101.79	$127.98	$144.93
B1 & Below · 30 & Below	$231.82	$392.95	$544.95
Level 2 & 3 · 30 & Below	$97.06	$128.26	$157.50
Level 1 · 30 & Below	$131.15	$157.04	$196.05
Level 1 · >30 - 100	$112.35	$161.16	$217.81
Level 2 & 3 · >30 - 100	$91.89	$118.41	$156.35
Level 4 & Above · >30 - 100	$81.28	$100.52	$133.94
B1 & Below · >30 - 100	$155.98	$328.55	$492.13

Office rents — Central Area ($ psm/month, 2026Q3)

Building class · size band	25th pct	Median	75th pct
Category 2 · 100 & Below	$54.65	$69.39	$88.80
Category 1 · 100 & Below	$103.62	$122.24	$132.43
Category 1 · >100 - 200	$116.28	$126.99	$148.35
Category 2 · >100 - 200	$65.57	$82.87	$97.63
Category 1 · >200 - 500	$114.67	$128.09	$145.77
Category 2 · >200 - 500	$64.83	$82.57	$94.73
Category 1 · >500 - 1000	$106.56	$137.78	$148.23
Category 2 · >500 - 1000	$85.04	$89.34	$109.80

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 85 Killiney Road?

Key takeawayThe nearest MRT/LRT is Somerset MRT, about 197 m away — and 2 competing retail premisess operate nearby.

Getting around

Somerset MRT197 m · ~3 min

Amenities nearby

Hotel · 59 mKilliney Medical Clinic · 62 mSomerset MRT Exit A · 192 mSomerset Stn · 204 mPenang Rd Os · 320 mPlace Of Worship · 384 mEducational Institution · 531 mMount Elizabeth Hospital · 873 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 · 150 mOrchard Gateway · 222 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 85 Killiney Road

Key takeawayThe nearest station is Somerset (NS23), 192 m away — a busy station, with about 66,000 taps in and out on an average weekday. 16 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 75% of retail buildings

nearest MRT/LRT Somerset (NS23) 192 m, about 66,000 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 8, about 29,000 taps a weekday; about 19,000 residents within 1 km (June 2026); 15 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

Somerset (NS23)192 m · about 66,000 weekday taps
Dhoby Ghaut (NS24 / NE6 / CC1)630 m · about 64,000 weekday taps
Great World (TE15)679 m · about 21,000 weekday taps
Fort Canning (DT20)857 m · about 14,000 weekday taps
Orchard (TE14 / NS22)893 m · about 122,000 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 85 Killiney Road. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 29,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Killiney Rd (URA)49 m
S$1.20 per half-hour at midday on a weekday · 24 car lots
Dublin Rd (URA)60 m
S$1.20 per half-hour at midday on a weekday · 9 car lots
Devonshire Rd (URA)155 m
S$1.20 per half-hour at midday on a weekday · 9 car lots
Lloyd Rd (URA)161 m
S$1.20 per half-hour at midday on a weekday · 14 car lots
Orchard Gateway (development car park)221 m
rates not published as open data

Public car parks only, by straight-line distance, with the operator's published rates. 85 Killiney Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 85 Killiney Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 85 Killiney Road as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
0
Accommodation and food services
0
Professional, scientific and technical services
0
Other services
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 85 Killiney Road

Where is 85 Killiney Road?⌄

85 Killiney Road is at 85 Killiney Road, Singapore 239532, in the River Valley planning area.

What is 85 Killiney Road zoned as?⌄

85 Killiney Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.

What have units at 85 Killiney Road sold for?⌄

Across 1 recorded transaction, the median price is S$925 psf. The latest was in May 2003.

What is the nearest MRT station to 85 Killiney Road?⌄

Somerset MRT is the closest, 197 m away (about a 3-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.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 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.