CommercialRESIDENTIALFreeholdDistrict 9 · Rochor

88,90 Mackenzie Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2005

Quick Summary

88,90 Mackenzie Road is a commercial building in District 9 · Rochor, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.1. It is freehold. 1 transaction is on record since 1995, most recently in Aug 2005. 1 unit is currently listed for rent. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on 88,90 Mackenzie Road.

Ask PropKaki

What are the key facts about 88,90 Mackenzie Road?

Key takeaway88,90 Mackenzie Road is a commercial building in District 9 · Rochor, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1
Tenure: Freehold
District / Area: District 9 · Rochor
Address: 88,90 Mackenzie Road
Land area: —
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 55
Managing agent: DICKSON PROPERTY CONSULTANTS PTE LTD
Strata formed: 2010 (MCST 3444)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 6

About 88,90 Mackenzie Road

88,90 Mackenzie Road is a mixed-use property in Rochor (District 09). It is located along Mackenzie Road, Singapore 228697.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.1. It lies inside the Central Area.

The site is freehold.

1 transaction has been recorded here, at a median of S$606 psf. The most recent was in August 2005.

8 businesses are currently registered at this address with ACRA.

The nearest MRT is Little India MRT, 124 m away (about a 2-minute walk). The closest bus stop (Little India Stn Exit A) is 163 m away (about a 2-minute walk).

What is 88,90 Mackenzie Road zoned as?

Key takeaway88,90 Mackenzie Road sits on land zoned RESIDENTIAL with a gross plot ratio of 2.1, inside the Central Area.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What has 88,90 Mackenzie Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Aug 2005 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2005	Shop House	S$936k	1,545 sqft	$606

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 88,90 Mackenzie Road rent for?

Key takeawayNo rent is published for 88,90 Mackenzie Road itself. On its street, Mackenzie Road, office space rented at a median of $5.57 psf a month in 2022Q4. That is not this building's own rent, and never a quote for a particular unit.

Office space on Mackenzie Road

Street level · 2022Q4

25th pct

—

— psm

Median

$5.57

$60.00 psm

75th pct

—

— psm

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

2021Q2 · $48.00 psm2022Q4 · $60.00 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 88,90 Mackenzie 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 88,90 Mackenzie Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

Rent: 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 do commercial rents run near 88,90 Mackenzie 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 available at 88,90 Mackenzie Road right now?

Key takeaway1 unit is currently listed at 88,90 Mackenzie Road. One row per unit; several agents often market the same unit.

For rent (1)

Mackenzie 88S$13k/mo · 1,120 sqft

Browse every listing at this building →

What is near 88,90 Mackenzie Road?

Key takeawayThe nearest MRT/LRT is Little India MRT, about 125 m away — and 3 competing retail premisess operate nearby.

Getting around

Little India MRT125 m · ~2 min

Amenities nearby

Hotel · 21 mHealthlink Medical Clinic · 139 mLittle India MRT Exit B · 145 mLittle India Stn Exit A · 163 mMount Emily Pk · 233 mEducational Institution · 275 mPlace Of Worship · 281 mKK Women's and Children's Hospital · 457 mPek Kio Community Centre · 840 m

Competing premises nearby

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

Tekka Market · 324 mSheng Siong Supermarket Pte Ltd · 444 mPlaza Singapura · 701 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 88,90 Mackenzie Road

Key takeawayThe nearest station is Little India (NE7 / DT12), 124 m away — a busy station, with about 55,000 taps in and out on an average weekday. 17 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 60% of retail buildings

nearest MRT/LRT Little India (NE7/DT12) 124 m, about 55,000 taps a weekday; 5 more stations within 1 km; bus stops within 400 m: 4, about 15,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 22,000 residents within 1 km (June 2026); 2 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

Little India (NE7 / DT12)124 m · about 55,000 weekday taps
Rochor (DT13)624 m · about 22,000 weekday taps
Dhoby Ghaut (NS24 / NE6 / CC1)785 m · about 64,000 weekday taps
Farrer Park (NE8)817 m · about 57,000 weekday taps
Jalan Besar (DT22)848 m · about 21,000 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 88,90 Mackenzie Road. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Mackenzie Rd (URA)36 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Mackenzie Rd B Off St (URA)70 m
S$0.60 per half-hour at midday on a weekday · 82 car lots
Mackenzie Road Area (URA)86 m
season S$100/month
Mayne Rd (URA)149 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Mackenzie Rd A Off St (URA)254 m
S$0.60 per half-hour at midday on a weekday · 109 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 88,90 Mackenzie Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 88,90 Mackenzie Road?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list 88,90 Mackenzie Road as their registered address. These are registered businesses, not who occupies the space.

Information and communications
2
Professional, scientific and technical services
2
Real estate
1
Administrative and support services
1
Construction
0
Wholesale and retail trade
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about 88,90 Mackenzie Road

Where is 88,90 Mackenzie Road?⌄

88,90 Mackenzie Road is at 88,90 Mackenzie Road, Singapore 228697, in the Rochor planning area.

What is 88,90 Mackenzie Road zoned as?⌄

88,90 Mackenzie Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.1.

What is the tenure of 88,90 Mackenzie Road?⌄

88,90 Mackenzie Road is freehold.

What have units at 88,90 Mackenzie Road sold for?⌄

Across 1 recorded transaction, the median price is S$606 psf. The latest was in August 2005.

What is the nearest MRT station to 88,90 Mackenzie Road?⌄

Little India MRT is the closest, 124 m away (about a 2-minute walk).

How many businesses are registered at 88,90 Mackenzie Road?⌄

8 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.

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This development is also registered as the residential project Mackenzie 88.

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.

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.

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.

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.

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 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.