CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 8 · Kallang

99 Rangoon Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2008

Quick Summary

99 Rangoon Road is a commercial building in District 8 · Kallang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 2 transactions are on record since 1995, most recently in Sept 2008. 2 units are currently listed for sale. ACRA records 11 live company registrations at this address.

The facts are here — now get the verdict on 99 Rangoon Road.

Ask PropKaki

What are the key facts about 99 Rangoon Road?

Key takeaway99 Rangoon Road is a commercial building in District 8 · Kallang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 8 · Kallang
Address: 99 Rangoon Road
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Submarket: City Fringe
Listed as: Land, Shop / Shophouse
Transactions on record: 2 (records start 1995)
Live listings: 2
ACRA registrations: 11

About 99 Rangoon Road

99 Rangoon Road is a commercial property in Kallang (District 08). It is located along Rangoon Road, Singapore 218384.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold.

2 transactions have been recorded here, at a median of S$1,168 psf. The most recent was in September 2008.

11 businesses are currently registered at this address with ACRA.

The nearest MRT is Farrer Park MRT, 298 m away (about a 5-minute walk). The closest bus stop (Kentish Lodge) is 178 m away (about a 3-minute walk).

What is 99 Rangoon Road zoned as?

Key takeaway99 Rangoon Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 99 Rangoon Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Sept 2008 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2008	Shop House	S$6.20M	3,535 sqft	$1,754
May 2005	Shop House	S$2.06M	3,535 sqft	$583

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 Rangoon Road rent for?

Key takeawayNo rent is published for 99 Rangoon Road itself. On its street, Rangoon Road, retail space rented at a median of $9.03 psf a month in 2026Q3, with the middle half of leases between $8.88 and $9.82. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Rangoon Road

Street level · 2026Q3

25th pct

$8.88

$95.60 psm

Median

$9.03

$97.24 psm

75th pct

$9.82

$105.75 psm

S$ per sq ft per month · median +39% on a year earlier

2021Q3 · $56.82 psm2026Q3 · $97.24 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 8 retail

Region band · 2026Q3

25th pct

$6.30

$67.76 psm

Median

$8.25

$88.77 psm

75th pct

$9.03

$97.19 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 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 99 Rangoon 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.

How fast units move at 99 Rangoon Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 99 Rangoon Road?

Key takeawayURA has approved 1 change of use at 99 Rangoon Road since 2000, most recently in 2020, and refused 2. 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.

10 Feb 2026Renewed
Continued use as students' hostel
Continued use of part 1st storey and 2nd to 4th storey premises as students' hostel
19 Apr 2024Approved
Additions & alterations
Proposed additions & alterations to existing 4-storey temporary students hostel (tp to lapse on 03/02/2026) with change of use of part of 1st storey from existing student dining area to restaurant (kallang planning area)
12 Dec 2023Renewed
Continued use as students' hostel
Continued use of the 4-storey building as students' hostel
20 Oct 2022Renewed
Continued use as students' hostel
Continued use of the 4-storey building as students' hostel
22 Jun 2021Renewed
Continued use as students' hostel
Continued use of the 4-storey building as students' hostel
3 Feb 2020Approved
Change of use to students' hostel
Proposed change of use of the 4-storey building to students' hostel
15 Oct 2019Renewed
Continued use as students' hostel
Continued use of the existing 4-storey residential flats as students' hostel
19 Feb 2019Renewed
Continued use as students' hostel
Continued use of the existing 4-storey residential flats as students' hostel
9 Oct 2017Refused
Change of use to backpackers' hostel
Proposed change of use of the existing 4-storey building to backpackers' hostel
8 Mar 2016Renewed
Continued use as students' hostel
Continued use of the existing 4-storey residential flats as students' hostel
5 May 2015Refused
Change of use to hotel
Proposed change of use of existing 4-storey building to hotel at 99 rangoon road
6 Feb 2013Renewed
Continued use as students' hostel
Continued use of the existing 4-storey building as students' hostel

2 earlier change-of-use and A&A decisions are on record since 2000.

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 Rangoon Road 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 Rangoon 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 8 retail

Gross yield (area)

3.6%

3.3% net of property tax

Rent side (median of bands)

$88.77 psm/mo

2026Q3

Price side (strata, 5y)

$2,744 psf

59 sales

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

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 available at 99 Rangoon Road right now?

Key takeaway2 units are currently listed at 99 Rangoon Road. One row per unit; several agents often market the same unit.

For sale (2)

99 Rangoon Road, 218384S$20.00M · 9,760 sqft
Freehold Student Hostel At Farrer Park ⭐ Strong TenancyS$20.00M

Browse every listing at this building →

What is near 99 Rangoon Road?

Key takeawayThe nearest MRT/LRT is Farrer Park MRT, about 298 m away — and 3 competing retail premisess operate nearby.

Getting around

Farrer Park MRT298 m · ~5 min

Amenities nearby

Place Of Worship · 39 mTruecare Clinic · 64 mFarrer Park MRT Exit B · 161 mKentish Lodge · 178 mFarrer Park Hospital · 202 mHotel · 250 mPek Kio Community Centre · 312 mEducational Institution · 323 mCity Green · 395 mKallang Polyclinic · 609 m

Competing premises nearby

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

Amista International Pte. Ltd. · 326 mPek Kio Market & Food Centre · 427 mCity Square Mall · 475 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 99 Rangoon Road

Key takeawayThe nearest station is Farrer Park (NE8), 161 m away — a busy station, with about 57,000 taps in and out on an average weekday. 27 public car parks are within 500 m.

Foot traffic: busier than 52% of retail buildings

nearest MRT/LRT Farrer Park (NE8) 161 m, about 57,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 7, about 12,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 44,000 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)161 m · about 57,000 weekday taps
Boon Keng (NE9)860 m · about 51,000 weekday taps
Little India (NE7 / DT12)881 m · about 55,000 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 Rangoon Road. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Starlight Rd - Terrace (URA)101 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Sing Ave (URA)123 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Sing Joo Walk (URA)144 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Joo Ave (URA)172 m
S$0.60 per half-hour at midday on a weekday · 32 car lots
Blk 681/682 Race Course Road (HDB)199 m
S$0.60 per half-hour at midday on a weekday · gantry 2.3 m · 18 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: Kinta Rd Off St, 540 m away, S$100/month.

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

Who's registered at 99 Rangoon Road?

Key takeaway11 live companies (and LLPs and branches; sole proprietors are not counted) list 99 Rangoon Road as their registered address. These are registered businesses, not who occupies the space.

Education
4
Accommodation and food services
2
Professional, scientific and technical services
2
Wholesale and retail trade
1
Real estate
1
Information and communications
1
Transportation and storage
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 Rangoon Road

Where is 99 Rangoon Road?⌄

99 Rangoon Road is at 99 Rangoon Road, Singapore 218384, in the Kallang planning area.

What is 99 Rangoon Road zoned as?⌄

99 Rangoon Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 99 Rangoon Road?⌄

99 Rangoon Road is freehold.

What have units at 99 Rangoon Road sold for?⌄

Across 2 recorded transactions, the median price is S$1,168 psf. The latest was in September 2008.

What is the nearest MRT station to 99 Rangoon Road?⌄

Farrer Park MRT is the closest, 298 m away (about a 5-minute walk).

How many businesses are registered at 99 Rangoon Road?⌄

11 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.

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.

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, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.