CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYConservationDistrict 21 · Bukit Timah

88 Jalan Jurong Kechil

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2025

Quick Summary

88 Jalan Jurong Kechil is a commercial building in District 21 · Bukit Timah, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. 3 transactions are on record since 1995, most recently in Mar 2025. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on 88 Jalan Jurong Kechil.

Ask PropKaki

What are the key facts about 88 Jalan Jurong Kechil?

Key takeaway88 Jalan Jurong Kechil is a commercial building in District 21 · Bukit Timah, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 21 · Bukit Timah
Address: 88 Jalan Jurong Kechil
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 4

About 88 Jalan Jurong Kechil

88 Jalan Jurong Kechil is a commercial property in Bukit Timah (District 21). It is located along Jalan Jurong Kechil, Singapore 598595.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

3 transactions have been recorded here, at a median of S$962 psf. The most recent was in March 2025.

4 businesses are currently registered at this address with ACRA.

The nearest MRT is Beauty World MRT, 313 m away (about a 5-minute walk). The closest bus stop (Blk 18) is 56 m away (about a 1-minute walk).

What is 88 Jalan Jurong Kechil zoned as?

Key takeaway88 Jalan Jurong Kechil sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, with conservation status.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation
Conservation area: Jalan Jurong Kechil
Conserved building: Yes

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 88 Jalan Jurong Kechil sold for?

Key takeaway3 transactions are on record since 1995, most recently in Mar 2025 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2025	Shop House	S$4.30M	1,248 sqft	$3,447
Aug 1999	Shop House	S$1.20M	1,248 sqft	$962
Jul 1999	Shop House	S$1.10M	1,248 sqft	$882

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 Jalan Jurong Kechil rent for?

Key takeawayNo rent is published for 88 Jalan Jurong Kechil itself. On its street, Jalan Jurong Kechil, retail space rented at a median of $10.68 psf a month in 2026Q3, with the middle half of leases between $9.55 and $13.60. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Jalan Jurong Kechil

Street level · 2026Q3

25th pct

$9.55

$102.78 psm

Median

$10.68

$114.92 psm

75th pct

$13.60

$146.35 psm

S$ per sq ft per month · median -3.2% on a year earlier

2023Q4 · $111.11 psm2026Q3 · $114.92 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 21 retail

Region band · 2026Q3

25th pct

$6.85

$73.69 psm

Median

$9.06

$97.54 psm

75th pct

$12.39

$133.41 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 21 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 Jalan Jurong Kechil

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 88 Jalan Jurong Kechil?

Key takeawayURA has approved 4 changes of use at 88 Jalan Jurong Kechil since 2000, most recently in 2024, and refused 1. 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.

20 Jun 2024Approved
Change of use to commercial school
Proposed change of use of 2nd storey premises to commercial school
14 Apr 2022Approved
Change of use to commercial school
Proposed change of use of 1st storey premises to commercial school
9 Mar 2022Refused
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant
19 Nov 2021Renewed
Continued use as massage establishment
Continued use of 2-storey terrace house as massage establishment
13 Dec 2018Renewed
Continued use as massage establishment
Continued use of 2-storey building as massage establishment
23 Apr 2012Approved
Change of use to health centre
Change of use of the 1st storey of the 2-storey terrace house to health centre
22 Jan 2009Renewed
Continued use as restaurant
Continued use of the 1st storey from terrace house as restaurant
19 Jan 2006Approved
Change of use: terrace house → restaurant
Proposed change of use of the 1st sty from terrace house to restaurant

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 Jalan Jurong Kechil price?

Key takeawayAcross 15 strata sales on Jalan Jurong Kechil in the last 5 years, the median is $4,390 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$4,390

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

What do commercial rents run near 88 Jalan Jurong Kechil?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 21 retail

Gross yield (area)

3.4%

3.1% net of property tax

Rent side (median of bands)

$97.54 psm/mo

2026Q3

Price side (strata, 5y)

$3,167 psf

78 sales

An INDICATIVE AREA yield for District 21 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 21 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$75.00	$95.93	$296.05
B1 & Below · 30 & Below	$129.54	$130.87	$131.18
Level 2 & 3 · 30 & Below	$72.37	$91.30	$135.64
Level 1 · 30 & Below	$116.15	$117.71	$140.36
Level 2 & 3 · >30 - 100	$81.25	$90.65	$96.86
Level 1 · >30 - 100	$71.20	$99.14	$117.50
B1 & Below · >30 - 100	$69.66	$112.84	$146.06
Level 1 · >100 - 300	$71.86	$89.37	$105.73

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 88 Jalan Jurong Kechil?

Key takeawayThe nearest MRT/LRT is Beauty World MRT, about 313 m away — and 3 competing retail premisess operate nearby.

Getting around

Beauty World MRT313 m · ~5 min

Amenities nearby

Tang Family Clinic · 17 mBlk 18 · 56 mPlace Of Worship · 91 mBukit Timah Community Club · 150 mBeauty World MRT Exit B · 289 mEducational Institution · 346 mHoover Park (Lor Pisang Hijau Playground) · 368 m

Competing premises nearby

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

Bukit Timah Market · 241 mZac Meat & Poultry Pte Ltd · 276 mKap Mall · 810 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 88 Jalan Jurong Kechil

Key takeawayThe nearest station is Beauty World (DT5), 289 m away — a moderately busy station, with about 33,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 35% of retail buildings

nearest MRT/LRT Beauty World (DT5) 289 m, about 33,000 taps a weekday; bus stops within 400 m: 10, about 33,000 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 21,000 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

Beauty World (DT5)289 m · about 33,000 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 Jalan Jurong Kechil. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 33,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor Kilat (URA)59 m
S$0.60 per half-hour at midday on a weekday · 28 car lots
Blk 17/18 Toh Yi Drive (HDB)89 m
S$0.60 per half-hour at midday on a weekday
Jln Seh Chuan - Lor Ki Lat Off St (URA)188 m
S$0.60 per half-hour at midday on a weekday · 7 car lots
Blk 1A Toh Yi Drive (HDB)224 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m
Blk 1-19 Toh Yi Drive (HDB)240 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m

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: Hillview Terrace, 2.1 km away, S$90/month.

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

Who's registered at 88 Jalan Jurong Kechil?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list 88 Jalan Jurong Kechil as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
2
Wholesale and retail trade
1
Financial and insurance
1

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 88 Jalan Jurong Kechil

Where is 88 Jalan Jurong Kechil?⌄

88 Jalan Jurong Kechil is at 88 Jalan Jurong Kechil, Singapore 598595, in the Bukit Timah planning area.

What is 88 Jalan Jurong Kechil zoned as?⌄

88 Jalan Jurong Kechil sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

Is 88 Jalan Jurong Kechil a conserved property?⌄

Yes. 88 Jalan Jurong Kechil falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 88 Jalan Jurong Kechil sold for?⌄

Across 3 recorded transactions, the median price is S$962 psf. The latest was in March 2025.

What is the nearest MRT station to 88 Jalan Jurong Kechil?⌄

Beauty World MRT is the closest, 313 m away (about a 5-minute walk).

How many businesses are registered at 88 Jalan Jurong Kechil?⌄

4 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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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.

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.