CommercialRESIDENTIALDistrict 13 · Geylang

86 Circuit Road

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

86 Circuit Road is a commercial building in District 13 · Geylang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. 2 units are currently listed for sale. ACRA records 10 live company registrations at this address.

The facts are here — now get the verdict on 86 Circuit Road.

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What are the key facts about 86 Circuit Road?

Key takeaway86 Circuit Road is a commercial building in District 13 · Geylang, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 13 · Geylang
Address: —
Land area: 556 sqm
Completed: 1969 (HDB Property Information)
Storeys: 2 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: 2
ACRA registrations: 10

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 86 Circuit Road

86 Circuit Road is a mixed-use building in Geylang (District 13). It is located along Circuit Road, Singapore 370086.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

It occupies roughly 556 sqm of land with about 1,557 sqm of gross floor area.

12 businesses are currently registered at this address with ACRA.

The nearest MRT is Mattar MRT, 498 m away (about a 8-minute walk). The closest bus stop (Blk 90) is 194 m away (about a 3-minute walk). Paya Lebar Square is 924 m away (about a 14-minute walk).

What is 86 Circuit Road zoned as?

Key takeaway86 Circuit Road sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 86 Circuit Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 13 retail, retail space rented at a median of $10.25 psf a month in 2026Q3, with the middle half of leases between $9.61 and $13.31. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 13 retail

Region band · 2026Q3

25th pct

$9.61

$103.41 psm

Median

$10.25

$110.37 psm

75th pct

$13.31

$143.25 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 13 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 86 Circuit 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 86 Circuit Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 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 86 Circuit Road?

Key takeawayURA's planning decisions at 86 Circuit Road since 2000 are below. 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.

8 Jan 2004RenewedFloor 1
Continued use as printing press
Continued use of the 1st storey shop (#01-XX) as a printing press
11 Nov 2002RenewedFloor 1
Continued use as printing press
Continued sue of the 1st storey shop (#01-XX) as a printing press
5 Feb 2001RenewedFloor 1
Continued use as printing press
Continued use of the 1st storey shop unit #01-XX as a printing press
10 Jan 2000RenewedFloor 1
Continued use as printing press
Retention of use of the 1st storey shop, unit #01-XX, as a printing press

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 86 Circuit 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 13 retail

Gross yield (area)

7.9%

7.1% net of property tax

Rent side (median of bands)

$110.37 psm/mo

2026Q3

Price side (strata, 5y)

$1,558 psf

18 sales

An INDICATIVE AREA yield for District 13 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 13 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$85.88	$95.78	$103.50
B1 & Below · 30 & Below	$291.67	$294.44	$345.30
B1 & Below · >30 - 100	$48.39	$50.91	$73.81
Level 1 · >30 - 100	$120.93	$124.95	$183.00

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 86 Circuit Road right now?

Key takeaway2 units are currently listed at 86 Circuit Road. One row per unit; several agents often market the same unit.

For sale (2)

86 Circuit Road2 agentsS$1.69M · 1,184 sqft
Circuit Road2 agentsS$1.65M · 1,184 sqft

Browse every listing at this building →

What is near 86 Circuit Road?

Key takeawayThe nearest MRT/LRT is Mattar MRT, about 498 m away.

Getting around

Mattar MRT498 m · ~8 min

Amenities nearby

Blk 89 Circuit Road · 74 mHeartland Health (Macpherson) · 89 mMacPherson Community Club · 101 mBlk 90 · 194 mNTUC Fairprice Co-operative Ltd · 210 mPlace Of Worship · 214 mGeylang East Pk · 286 mEducational Institution · 306 mMacpherson MRT Exit D · 424 mGeylang Polyclinic · 431 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 86 Circuit Road

Key takeawayThe nearest station is MacPherson (CC10 / DT26), 424 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 20 public car parks are within 500 m.

Foot traffic: busier than 40% of retail buildings

nearest MRT/LRT MacPherson (CC10/DT26) 424 m, about 39,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 3, about 7,478 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 49,000 residents within 1 km (June 2026); 1 other mall 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

MacPherson (CC10 / DT26)424 m · about 39,000 weekday taps
Mattar (DT25)432 m · 9,848 weekday taps
Aljunied (EW9)772 m · about 47,000 weekday taps
Paya Lebar (EW8 / CC9)885 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 86 Circuit Road. Transfers between lines don't tap, so interchanges read low.

Bus

3 bus stops within 400 m, with 7,478 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 85 To 94/92A Pipit Road (HDB)121 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 312 car lots
Blk 52A Pipit Road (HDB)177 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 368 car lots
Blk 98A Aljunied Crescent (HDB)216 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 219 car lots
Blk 95 & 113 Aljunied Crescent (HDB)242 m
S$0.60 per half-hour at midday on a weekday · 45 car lots
Circuit Rd (URA)250 m
S$0.60 per half-hour at midday on a weekday · 66 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: Macpherson Road Area, 1.1 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 86 Circuit Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 86 Circuit Road?

Key takeaway10 live companies (and LLPs and branches; sole proprietors are not counted) list 86 Circuit Road as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Other services
4
Wholesale and retail trade
2
Education
2
Transportation and storage
1
Health and social services
1
Accommodation and food 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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 86 Circuit Road

Where is 86 Circuit Road?⌄

86 Circuit Road is at Circuit Road, Singapore 370086, in the Geylang planning area.

What is 86 Circuit Road zoned as?⌄

86 Circuit Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 86 Circuit Road?⌄

No caveats have been lodged for 86 Circuit Road in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 86 Circuit Road?⌄

Mattar MRT is the closest, 498 m away (about a 8-minute walk).

How many businesses are registered at 86 Circuit 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

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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.

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.

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

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 HDB Property Information, PropKaki's submarket map, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 10 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.