96a Henderson Road
96a 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 4.0. ACRA records 18 live company registrations at this address.
What are the key facts about 96a Henderson Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 4.0
- Tenure
- Not on record
- District / Area
- District 3 · Bukit Merah
- Address
- —
- Land area
- 33,980 sqm
- Completed
- 2018 (HDB Property Information)
- Storeys
- 48 (HDB Property Information)
- Submarket
- City Fringe
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 18
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 96a Henderson Road
96A Henderson Road is a mixed-use building in Bukit Merah (District 03). It is located along Henderson Road, Singapore 151096.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 4.
It occupies roughly 33,980 sqm of land with about 135,920 sqm of gross floor area.
18 businesses are currently registered at this address with ACRA.
The nearest MRT is Redhill MRT, 600 m away (about a 9-minute walk). The closest bus stop (Blk 104A CP) is 64 m away (about a 1-minute walk). Tiong Bahru Plaza is 596 m away (about a 9-minute walk).
What is 96a Henderson Road zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 4.0
What does space at 96a Henderson Road rent for?
Retail space — District 3 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 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 96a Henderson Road
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
What do commercial rents run near 96a Henderson Road?
Indicative area yield — District 3 retail
An INDICATIVE AREA yield for District 3 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 3 ($ 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 96a Henderson Road?
Getting around
- Redhill MRT600 m · ~9 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 96a Henderson Road
nearest MRT/LRT Redhill (EW18) 541 m, about 39,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 13, about 21,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 57,000 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)541 m · about 39,000 weekday taps
- Tiong Bahru (EW17)620 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 96a Henderson Road. Transfers between lines don't tap, so interchanges read low.
Bus
13 bus stops within 400 m, with about 21,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 96 Henderson Road (HDB)81 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 751 car lots
- Blk 104A Henderson Crescent (HDB)120 mS$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 386 car lots
- Blk 102/103/104 Henderson Crescent (HDB)143 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 21 car lots
- Blk 105 Henderson Road (HDB)247 mS$0.60 per half-hour at midday on a weekday · gantry 2.2 m
- Blk 115 Bukit Merah View (HDB)259 mS$0.60 per half-hour at midday on a weekday
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, 1.2 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 96a Henderson Road's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 96a Henderson Road?
- Live registrations
- 18
- Registered last 3 years
- 9
- Most common type
- Sole Proprietorship/ Partnership
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.
Frequently asked questions about 96a Henderson Road
Where is 96A Henderson Road?⌄
96A Henderson Road is at Henderson Road, Singapore 151096, in the Bukit Merah planning area.
What is 96A Henderson Road zoned as?⌄
96A Henderson Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 4.
Have there been any recorded transactions at 96A Henderson Road?⌄
No caveats have been lodged for 96A 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 96A Henderson Road?⌄
Redhill MRT is the closest, 600 m away (about a 9-minute walk).
How many businesses are registered at 96A Henderson Road?⌄
18 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 96a Henderson Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
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