CommercialRESIDENTIALDistrict 3 · Bukit Merah

91 Henderson Road

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

91 Henderson Road is a commercial building in District 3 · Bukit Merah, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 91 Henderson Road.

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What are the key facts about 91 Henderson Road?

Key takeaway91 Henderson Road is a commercial building in District 3 · Bukit Merah, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 3 · Bukit Merah
Address: —
Land area: 36,746 sqm
Completed: Not on record
Storeys: 16 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 3

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 91 Henderson Road

91 Henderson Road is a mixed-use building in Bukit Merah (District 03). It is located along Henderson Road, Singapore 150091.

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

It occupies roughly 36,746 sqm of land with about 102,890 sqm of gross floor area.

6 businesses are currently registered at this address with ACRA.

The nearest MRT is Redhill MRT, 458 m away (about a 7-minute walk). The closest bus stop (Bef Ar-Rabitah Mque) is 100 m away (about a 2-minute walk). Tiong Bahru Plaza is 745 m away (about a 12-minute walk).

What is 91 Henderson Road zoned as?

Key takeaway91 Henderson 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 91 Henderson Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 3 retail, retail space rented at a median of $10.49 psf a month in 2026Q3, with the middle half of leases between $7.49 and $14.10. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 3 retail

Region band · 2026Q3

25th pct

$7.49

$80.65 psm

Median

$10.49

$112.95 psm

75th pct

$14.10

$151.72 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 3 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 91 Henderson 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.

What's been approved at 91 Henderson Road?

Key takeawayURA's planning decisions at 91 Henderson 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.

1 Jul 2008Approved
Additions & alterations
Proposed amendments to approved additions and alterations to existing public housing development blk 91, 92 & 93 involving relocation of approved ess to near blk 93,henderson road at bukit merah est contract 10 rental flat upgrading project (contract 2)
25 Jan 2008Approved
Additions & alterations
Proposed additions and alterations to existing public housing development blocks 91, 92 & 93 henderson road at bukit merah estate contract 10, rental flat upgrading project (contract 2)

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 91 Henderson 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 3 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$112.95 psm/mo

2026Q3

Price side (strata, 5y)

$3,294 psf

38 sales

An INDICATIVE AREA yield for District 3 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 3 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$78.10	$94.74	$116.67
Level 1 · 30 & Below	$73.20	$92.12	$107.33
Level 1 · >30 - 100	$83.20	$164.15	$200.48
Level 2 & 3 · >30 - 100	$58.43	$67.44	$75.00
Level 1 · >100 - 300	$226.54	$240.67	$264.22
Level 2 & 3 · >100 - 300	$83.56	$131.15	$186.77

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 91 Henderson Road?

Key takeawayThe nearest MRT/LRT is Redhill MRT, about 458 m away.

Getting around

Redhill MRT458 m · ~7 min

Amenities nearby

Place Of Worship · 23 mBef Ar-Rabitah Mque · 100 mEducational Institution · 193 mProvidence Clinic @ Redhill · 207 mCold Storage Singapore (1983) Pte Ltd · 225 mBlk 79 Redhill Lane · 235 mHenderson Community Club · 378 mTiong Bahru Pk · 397 mRedhill MRT Exit B · 400 mBukit Merah Polyclinic · 592 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 91 Henderson Road

Key takeawayThe nearest station is Redhill (EW18), 400 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 18 public car parks are within 500 m.

Foot traffic: busier than 46% of retail buildings

nearest MRT/LRT Redhill (EW18) 400 m, about 39,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 15, about 20,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 55,000 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

Redhill (EW18)400 m · about 39,000 weekday taps
Tiong Bahru (EW17)763 m · about 52,000 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 91 Henderson Road. Transfers between lines don't tap, so interchanges read low.

Bus

15 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 96 Henderson Road (HDB)106 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 751 car lots
Blk 104A Henderson Crescent (HDB)179 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 386 car lots
Blk 78/81 Redhill Lane (HDB)205 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 105 car lots
Blk 102/103/104 Henderson Crescent (HDB)258 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 21 car lots
Blk 88A Redhill Close (HDB)261 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 329 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Ganges Ave Off St, 1.3 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 91 Henderson Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 91 Henderson Road?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 91 Henderson Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
2
Wholesale and retail trade
1
Financial and insurance
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. ACRA, as of 2026-09-16.

Frequently asked questions about 91 Henderson Road

Where is 91 Henderson Road?⌄

91 Henderson Road is at Henderson Road, Singapore 150091, in the Bukit Merah planning area.

What is 91 Henderson Road zoned as?⌄

91 Henderson 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 91 Henderson Road?⌄

No caveats have been lodged for 91 Henderson 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 91 Henderson Road?⌄

Redhill MRT is the closest, 458 m away (about a 7-minute walk).

How many businesses are registered at 91 Henderson Road?⌄

6 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.

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, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.