CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREY999-year leaseholdDistrict 5 · Queenstown

89,89a Pasir Panjang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2011

Quick Summary

89,89a Pasir Panjang Road is a commercial building in District 5 · Queenstown, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in Jan 2011. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 89,89a Pasir Panjang Road.

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What are the key facts about 89,89a Pasir Panjang Road?

Key takeaway89,89a Pasir Panjang Road is a commercial building in District 5 · Queenstown, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held 999-year leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: 999-year leasehold
District / Area: District 5 · Queenstown
Address: 89,89a Pasir Panjang Road
Land area: —
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About 89,89a Pasir Panjang Road

89,89A Pasir Panjang Road is a commercial property in Queenstown (District 05). It is located along Pasir Panjang Road, Singapore 118511.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is 999-year leasehold, with about 939 years remaining on the lease.

1 transaction has been recorded here, at a median of S$852 psf. The most recent was in January 2011.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Pasir Panjang MRT, 463 m away (about a 7-minute walk). The closest bus stop (Opp HarbourSide Bldg 2) is 159 m away (about a 2-minute walk).

What is 89,89a Pasir Panjang Road zoned as?

Key takeaway89,89a Pasir Panjang Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Urban design area: Keppel Ud Area

Run the full zoning report for this building →

What has 89,89a Pasir Panjang Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jan 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2011	Shop House	S$2.00M	2,347 sqft	$852

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 89,89a Pasir Panjang Road rent for?

Key takeawayNo rent is published for 89,89a Pasir Panjang Road itself. On its street, Pasir Panjang Road, retail space rented at a median of $6.68 psf a month in 2026Q2, with the middle half of leases between $4.32 and $8.32. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Pasir Panjang Road

Street level · 2026Q2

25th pct

$4.32

$46.46 psm

Median

$6.68

$71.94 psm

75th pct

$8.32

$89.51 psm

S$ per sq ft per month · median -50% on a year earlier

2021Q3 · $73.74 psm2026Q2 · $71.94 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 Pasir Panjang Road

Street level · 2026Q3

25th pct

—

— psm

Median

$9.00

$96.85 psm

75th pct

—

— psm

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

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 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 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 5 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 89,89a Pasir Panjang 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 does Pasir Panjang Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near 89,89a Pasir Panjang 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 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 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 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

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 89,89a Pasir Panjang Road?

Key takeawayThe nearest MRT/LRT is Pasir Panjang MRT, about 463 m away — and 1 competing retail premises operate nearby.

Getting around

Pasir Panjang MRT463 m · ~7 min

Amenities nearby

Place Of Worship · 125 mOpp HarbourSide Bldg 2 · 159 mBusiness Park · 201 mPort / Airport · 256 mPasir Panjang MRT Exit A · 384 mThe Clinic @ Business City · 428 mHotel · 615 mAlexandra Hospital · 1.3 km

Competing premises nearby

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

Pasir Panjang Food Centre · 447 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 89,89a Pasir Panjang Road

Key takeawayThe nearest station is Pasir Panjang (CC26), 384 m away — a quiet station, with about 14,000 taps in and out on an average weekday. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 10% of retail buildings

nearest MRT/LRT Pasir Panjang (CC26) 384 m, about 14,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 6, about 11,000 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 6,216 residents within 1 km (June 2026); 0 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

Pasir Panjang (CC26)384 m · about 14,000 weekday taps
Labrador Park (CC27)843 m · about 20,000 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 89,89a Pasir Panjang Road. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 11,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Pelepah Off St (URA)90 m
S$0.60 per half-hour at midday on a weekday · 54 car lots
Pasir Panjang Road Are A (URA)209 m
season S$90/month
Pasir Panjang Rd Off S T (URA)210 m
S$0.60 per half-hour at midday on a weekday · 19 car lots
Pepys Rd Off St (URA)246 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Pasir Panjang Food Cen Tre (Temp) Off St (URA)318 m
S$0.60 per half-hour at midday on a weekday · 76 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 89,89a Pasir Panjang Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 89,89a Pasir Panjang Road?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 89,89a Pasir Panjang Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
1
Professional, scientific and technical services
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 89,89a Pasir Panjang Road

Where is 89,89A Pasir Panjang Road?⌄

89,89A Pasir Panjang Road is at 89,89A Pasir Panjang Road, Singapore 118511, in the Queenstown planning area.

What is 89,89A Pasir Panjang Road zoned as?⌄

89,89A Pasir Panjang Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 89,89A Pasir Panjang Road?⌄

89,89A Pasir Panjang Road is 999-year leasehold. About 939 years remain on the lease.

What have units at 89,89A Pasir Panjang Road sold for?⌄

Across 1 recorded transaction, the median price is S$852 psf. The latest was in January 2011.

What is the nearest MRT station to 89,89A Pasir Panjang Road?⌄

Pasir Panjang MRT is the closest, 463 m away (about a 7-minute walk).

How many businesses are registered at 89,89A Pasir Panjang Road?⌄

2 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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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.

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.

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 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.