CommercialRESIDENTIALFreeholdDistrict 15 · Marine Parade

94b Koon Seng Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2024

Quick Summary

94b Koon Seng Road is a commercial building in District 15 · Marine Parade, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 1 transaction is on record since 1995, most recently in Dec 2024. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 94b Koon Seng Road.

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What are the key facts about 94b Koon Seng Road?

Key takeaway94b Koon Seng Road is a commercial building in District 15 · Marine Parade, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Freehold
District / Area: District 15 · Marine Parade
Address: 94b Koon Seng 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: 0

About 94b Koon Seng Road

94B Koon Seng Road is a mixed-use property in Marine Parade (District 15). It is located along Koon Seng Road, Singapore 427034.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.4.

The site is freehold.

1 transaction has been recorded here, at a median of S$2,654 psf. The most recent was in December 2024.

1 business is currently registered at this address with ACRA.

The nearest MRT is Eunos MRT, 893 m away (about a 14-minute walk). The closest bus stop (Aft Lor Nangka) is 214 m away (about a 3-minute walk).

What is 94b Koon Seng Road zoned as?

Key takeaway94b Koon Seng Road sits on land zoned RESIDENTIAL with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has 94b Koon Seng Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2024	Shop House	S$4.18M	1,575 sqft	$2,654

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 94b Koon Seng Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 15 retail, retail space rented at a median of $9.14 psf a month in 2026Q3, with the middle half of leases between $7.55 and $14.01. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 94b Koon Seng 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 94b Koon Seng Road?

Key takeawayURA has approved 3 changes of use at 94b Koon Seng Road since 2000, most recently in 2022. 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.

22 Dec 2022Approved
Change of use: confectionery → residential
Proposed change of use 1st storey premises from confectionery to residential
21 Jun 2021Approved
Change of use to confectionery
Proposed change of use of 1st storey shop to confectionery
13 May 2008Approved
Change of use to confectionery
Change of use of 1st sty shop to confectionery

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 94b Koon Seng 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 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 94b Koon Seng Road?

Key takeawayThe nearest MRT/LRT is Eunos MRT, about 893 m away — and 2 competing retail premisess operate nearby.

Getting around

Eunos MRT893 m · ~14 min

Amenities nearby

Place Of Worship · 25 mEducational Institution · 145 mAft Lor Nangka · 215 mKoon Seng Park · 267 mHotel · 400 mJoo Chiat Medical Clinic · 424 mJoo Chiat Community Club · 514 mParkway East Hospital · 538 mEunos Polyclinic · 603 mMarine Parade MRT Exit 5 · 840 m

Competing premises nearby

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

Dunman Food Centre · 457 mi12 Katong · 752 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 94b Koon Seng Road

Key takeawayThe nearest station is Marine Parade (TE26), 841 m away — a moderately busy station, with about 23,000 taps in and out on an average weekday. 12 public car parks are within 500 m.

Foot traffic: busier than 4% of retail buildings

nearest MRT/LRT Marine Parade (TE26) 841 m, about 23,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 5,099 taps a weekday; Marine Parade: 12,786 resident workers (Census 2020, by workplace); about 35,000 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

Marine Parade (TE26)841 m · about 23,000 weekday taps
Eunos (EW7)866 m · about 31,000 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 94b Koon Seng Road. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with 5,099 boardings and alightings on an average weekday.

Public car parks within 500 m

Joo Chiat Lane (URA)284 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Tembeling Rd (URA)300 m
S$0.60 per half-hour at midday on a weekday · 61 car lots
Joo Chiat Place (URA)312 m
S$0.60 per half-hour at midday on a weekday · 48 car lots
Joo Chiat Rd Off St (URA)383 m
S$0.60 per half-hour at midday on a weekday · 99 car lots
Joo Chiat Rd (Changi R D - East Coast Rd) (URA)415 m
S$0.60 per half-hour at midday on a weekday · 107 car lots

Nearest URA season parking: Joo Chiat Area (Haig R Oad-Telok Kurau Road), 988 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 94b Koon Seng Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 94b Koon Seng Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 94b Koon Seng Road as their registered address. These are registered businesses, not who occupies the space.

Construction
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 94b Koon Seng Road

Where is 94B Koon Seng Road?⌄

94B Koon Seng Road is at 94B Koon Seng Road, Singapore 427034, in the Marine Parade planning area.

What is 94B Koon Seng Road zoned as?⌄

94B Koon Seng Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of 94B Koon Seng Road?⌄

94B Koon Seng Road is freehold.

What have units at 94B Koon Seng Road sold for?⌄

Across 1 recorded transaction, the median price is S$2,654 psf. The latest was in December 2024.

What is the nearest MRT station to 94B Koon Seng Road?⌄

Eunos MRT is the closest, 893 m away (about a 14-minute walk).

How many businesses are registered at 94B Koon Seng Road?⌄

1 business is 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.

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.

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 — 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.