9 Lembu Road
9 Lembu Road is a commercial building in District 8 · Rochor, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Mar 2007. ACRA records 1 live company registration at this address.
What are the key facts about 9 Lembu Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 8 · Rochor
- Address
- 9 Lembu Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About 9 Lembu Road
9 Lembu Road is a commercial property in Rochor (District 08). It is located along Lembu Road, Singapore 208446.
Under the URA Master Plan it sits on land zoned commercial. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines. It lies inside the Central Area.
The site is freehold.
1 transaction has been recorded here, at a median of S$1,427 psf. The most recent was in March 2007.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Farrer Park MRT, 259 m away (about a 4-minute walk). The closest bus stop (Aft Blk 672B) is 174 m away (about a 3-minute walk).
What is 9 Lembu Road zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Conservation area
- Little India
- Conserved building
- Yes
- Urban design area
- Udga
- Central Area
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What has 9 Lembu Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Mar 2007 | Shop House | S$1.65M | 1,156 sqft | $1,427 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 9 Lembu Road rent for?
Retail space — District 8 retail
Region band · 2026Q3S$ 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 8 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 9 Lembu Road
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
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 9 Lembu Road?
No new bars, pubs, nightclubs or karaoke lounges (a Historic Conservation Area).
Per URA's Use of Buildings in Conservation Areas. A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.
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$54.50 per unit).
What do commercial rents run near 9 Lembu Road?
Indicative area yield — District 8 retail
An INDICATIVE AREA yield for District 8 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 8 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $67.76 | $96.11 | $143.21 |
| Level 1 · 30 & Below | $76.14 | $92.59 | $171.04 |
| B1 & Below · 30 & Below | $90.68 | $93.21 | $137.37 |
| Level 2 & 3 · >30 - 100 | $46.15 | $61.63 | $86.96 |
| Level 1 · >30 - 100 | $73.94 | $90.91 | $97.19 |
| B1 & Below · >30 - 100 | $82.17 | $88.77 | $163.62 |
| Level 1 · >100 - 300 | $59.57 | $69.55 | $95.87 |
| Level 2 & 3 · >100 - 300 | $43.92 | $47.03 | $64.17 |
Office rents — Central Area ($ 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 9 Lembu Road?
Getting around
- Farrer Park MRT259 m · ~4 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 9 Lembu Road
nearest MRT/LRT Farrer Park (NE8) 227 m, about 57,000 taps a weekday; 5 more stations within 1 km; bus stops within 400 m: 5, about 11,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 34,000 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
- Farrer Park (NE8)227 m · about 57,000 weekday taps
- Jalan Besar (DT22)487 m · about 21,000 weekday taps
- Little India (NE7 / DT12)522 m · about 55,000 weekday taps
- Rochor (DT13)634 m · about 22,000 weekday taps
- Lavender (EW11)949 m · about 39,000 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 9 Lembu Road. Transfers between lines don't tap, so interchanges read low.
Bus
5 bus stops within 400 m, with about 11,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Lembu Rd (URA)26 mS$0.60 per half-hour at midday on a weekday · 19 car lots
- Backlane (Desker Rd) (URA)94 m
- Little India A (Bet Bu Ffalo & Rangoon Rd) (URA)96 mseason S$100/month
- Backlane (Hindoo Rd - Rowell Rd) (URA)98 m
- Baboo Lane (URA)122 m
Public car parks only, by straight-line distance, with the operator's published rates. 9 Lembu Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 9 Lembu Road?
- Accommodation and food services1
- Wholesale and retail trade0
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 9 Lembu Road
Where is 9 Lembu Road?⌄
9 Lembu Road is at 9 Lembu Road, Singapore 208446, in the Rochor planning area.
What is 9 Lembu Road zoned as?⌄
9 Lembu Road sits on land zoned commercial under the URA Master Plan.
What is the tenure of 9 Lembu Road?⌄
9 Lembu Road is freehold.
Is 9 Lembu Road a conserved property?⌄
Yes. 9 Lembu Road falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at 9 Lembu Road sold for?⌄
Across 1 recorded transaction, the median price is S$1,427 psf. The latest was in March 2007.
What is the nearest MRT station to 9 Lembu Road?⌄
Farrer Park MRT is the closest, 259 m away (about a 4-minute walk).
How many businesses are registered at 9 Lembu 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.
The facts are here — now get the verdict on 9 Lembu Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.