CommercialCOMMERCIALFreeholdDistrict 20 · Bishan

99,99a Soo Chow Walk

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2022

Quick Summary

99,99a Soo Chow Walk is a commercial building in District 20 · Bishan, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 2 transactions are on record since 1995, most recently in Nov 2022. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 99,99a Soo Chow Walk.

Ask PropKaki

What are the key facts about 99,99a Soo Chow Walk?

Key takeaway99,99a Soo Chow Walk is a commercial building in District 20 · Bishan, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 20 · Bishan
Address: 99,99a Soo Chow Walk
Land area: —
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 8
Strata formed: 1978 (MCST 0407)
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

About 99,99a Soo Chow Walk

99,99A Soo Chow Walk is a commercial property in Bishan (District 20). It is located along Soo Chow Walk, Singapore 575384.

Under the URA Master Plan it sits on land zoned commercial.

The site is freehold.

2 transactions have been recorded here, at a median of S$1,796 psf. The most recent was in November 2022.

The nearest MRT is Upper Thomson MRT, 142 m away (about a 2-minute walk). The closest bus stop (Bef Jln Todak) is 115 m away (about a 2-minute walk).

What is 99,99a Soo Chow Walk zoned as?

Key takeaway99,99a Soo Chow Walk sits on land zoned COMMERCIAL.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation

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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 99,99a Soo Chow Walk sold for?

Key takeaway2 transactions are on record since 1995, most recently in Nov 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2022	Shop House	S$8.00M	3,326 sqft	$2,405
Aug 2011	Shop House	S$3.95M	3,326 sqft	$1,188

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 99,99a Soo Chow Walk rent for?

Key takeawayNo street- or building-level rent is published here. Across District 20 retail, retail space rented at a median of $21.19 psf a month in 2026Q3, with the middle half of leases between $12.24 and $31.36. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 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 20 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 99,99a Soo Chow Walk

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 99,99a Soo Chow Walk?

Key takeawayURA has approved 7 changes of use at 99,99a Soo Chow Walk since 2000, most recently in 2023, and refused 1. 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.

F&B and nightlife here

URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). 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.

30 Aug 2024Renewed
Continued use as commercial school
Continued use of the 2nd storey premises as commercial school
16 Feb 2023Approved
Change of use to commercial school
Proposed change of use of 1st storey shop to commercial school
9 Oct 2021Approved
Change of use to commercial school
Proposed change of use of the 2nd storey premises to commercial school
15 Oct 2019Renewed
Continued use as student care centre
Continued use of 2nd storey residential flat as student care centre
8 Sept 2016Approved
Change of use to student care centre
Proposed change of use of 2nd storey residential flat to student care centre at 99a soo chow walk
6 May 2016Approved
Change of use to kindergarten
Proposed change of use of the 1st storey shop to kindergarten
15 Sept 2015Approved
Change of use: shop → commercial school
Proposed change of use of the 1st storey from shop to commercial school at 99 soo chow walk
26 Jan 2015Refused
Change of use to cafe and office
Proposed change of use of part of the 1st storey shop to cafe and office at 99 soo chow
24 Jun 2014Approved
Change of use to commercial school
Proposed change of use of part of 1st storey shop to commercial school at 99 soo chow walk
29 Mar 2010Approved
Change of use to commercial school
Proposed change of use of part 1st storey premises to commercial school

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).

How does Soo Chow Walk 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 99,99a Soo Chow Walk?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

An INDICATIVE AREA yield for District 20 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 20 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$133.15	$188.46	$400.81
B1 & Below · 30 & Below	$619.37	$706.67	$790.91
B1 & Below · >30 - 100	$297.17	$316.52	$350.31
Level 1 · >30 - 100	$70.71	$96.43	$227.01
Level 2 & 3 · >30 - 100	$130.42	$267.72	$324.88
Level 1 · >100 - 300	$68.64	$87.36	$129.01

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 99,99a Soo Chow Walk?

Key takeawayThe nearest MRT/LRT is Upper Thomson MRT, about 142 m away — and 3 competing retail premisess operate nearby.

Getting around

Upper Thomson MRT142 m · ~2 min

Amenities nearby

Upper Thomson MRT Exit 4 · 66 mBef Jln Todak · 115 mPlace Of Worship · 115 mThe Flame Tree Medical Centre · 140 mSoo Chow Walk Pg · 148 mThomson Community Club · 404 mEducational Institution · 730 mMount Alvernia Hospital · 1.4 km

Competing premises nearby

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

Thomson Plaza · 309 mNTUC Fairprice Co-operative Ltd · 309 mBlk 320 Shunfu Road · 430 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 99,99a Soo Chow Walk

Key takeawayThe nearest station is Upper Thomson (TE8), 66 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 5 public car parks are within 500 m.

Foot traffic: busier than 29% of retail buildings

nearest MRT/LRT Upper Thomson (TE8) 66 m, about 21,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 16,000 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 19,000 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

Upper Thomson (TE8)66 m · about 21,000 weekday taps
Marymount (CC16)798 m · about 17,000 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 99,99a Soo Chow Walk. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Sin Ming R D) (URA)275 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Blk 23/24 Sin Ming Road (HDB)387 m
S$0.60 per half-hour at midday on a weekday
Blk 320 Shunfu Road (HDB)432 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 173 car lots
Blk 24A Sin Ming Road (HDB)471 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 28 car lots
Sin Ming Drive Off St (URA)496 m
S$0.60 per half-hour at midday on a weekday · 34 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Sembawang Hill Estate, 2.2 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 99,99a Soo Chow Walk's own car park, if it has one, and its charges are not in the open data.

Who's registered at 99,99a Soo Chow Walk?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 99,99a Soo Chow Walk as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
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 99,99a Soo Chow Walk

Where is 99,99A Soo Chow Walk?⌄

99,99A Soo Chow Walk is at 99,99A Soo Chow Walk, Singapore 575384, in the Bishan planning area.

What is 99,99A Soo Chow Walk zoned as?⌄

99,99A Soo Chow Walk sits on land zoned commercial under the URA Master Plan.

What is the tenure of 99,99A Soo Chow Walk?⌄

99,99A Soo Chow Walk is freehold.

What have units at 99,99A Soo Chow Walk sold for?⌄

Across 2 recorded transactions, the median price is S$1,796 psf. The latest was in November 2022.

What is the nearest MRT station to 99,99A Soo Chow Walk?⌄

Upper Thomson MRT is the closest, 142 m away (about a 2-minute walk).

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline, not a decision on any unit.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA circular DC23-08 (2 Oct 2023), 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.