CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 20 · Bishan

Adelphi Park Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2024

Quick Summary

Adelphi Park Estate is a commercial building in District 20 · Bishan, 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. 3 transactions are on record since 1995, most recently in Sept 2024. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Adelphi Park Estate.

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What are the key facts about Adelphi Park Estate?

Key takeawayAdelphi Park Estate is a commercial building in District 20 · Bishan, 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 20 · Bishan
Address: 9,9a Jasmine Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 1

About Adelphi Park Estate

Adelphi Park Estate is a mixed-use estate in Bishan (District 20). It is located along Jasmine Road, Singapore 576582.

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.

3 transactions have been recorded here, at a median of S$1,077 psf. The most recent was in September 2024.

1 business is currently registered at this address with ACRA.

The nearest MRT is Upper Thomson MRT, 321 m away (about a 5-minute walk). The closest bus stop (Upp Thomson Stn Exit 2) is 120 m away (about a 2-minute walk).

What is Adelphi Park Estate zoned as?

Key takeawayAdelphi Park Estate 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 Adelphi Park Estate sold for?

Key takeaway3 transactions are on record since 1995, most recently in Sept 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2024	Shop House	S$4.50M	1,401 sqft	$3,211
Oct 2007	Shop House	S$1.51M	1,401 sqft	$1,077
Oct 1997	Shop House	S$1.26M	1,401 sqft	$899

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 Adelphi Park Estate 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 Adelphi Park Estate

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 Adelphi Park Estate?

Key takeawayURA has approved 2 changes of use at Adelphi Park Estate 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.

25 Apr 2025Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant
14 Feb 2022Approved
Change of use to restaurant
Proposed change of use of the 1st storey premises to restaurant
30 Apr 2003Approved
Change of use: shop → tuition centre
Change of use of premises on the 1st storey from shop to tuition centre

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 Adelphi Park Estate?

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 Adelphi Park Estate?

Key takeawayThe nearest MRT/LRT is Upper Thomson MRT, about 321 m away — and 3 competing retail premisess operate nearby.

Getting around

Upper Thomson MRT321 m · ~5 min

Amenities nearby

Regent Clinic · 92 mUpp Thomson Stn Exit 2 · 120 mUpper Thomson MRT Exit 2 · 193 mSoo Chow Walk Pg · 278 mPlace Of Worship · 358 mEducational Institution · 608 mThomson Community Club · 823 m

Competing premises nearby

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

Thomson Plaza · 111 mNTUC Fairprice Co-operative Ltd · 111 mBlk 320 Shunfu Road · 841 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Adelphi Park Estate

Key takeawayThe nearest station is Upper Thomson (TE8), 193 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 2 public car parks are within 500 m.

Foot traffic: busier than 15% of retail buildings

nearest MRT/LRT Upper Thomson (TE8) 193 m, about 21,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 4, about 9,874 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)193 m · about 21,000 weekday taps
Bright Hill (TE7)804 m · about 15,000 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 Adelphi Park Estate. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 9,874 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 448A Bright Hill Drive (HDB)325 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 424 car lots
Blk 441-455 Sin Ming Avenue/Bright Hill Drive (HDB)354 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 560 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: Sembawang Hill Estate, 1.9 km away, S$90/month.

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

Who's registered at Adelphi Park Estate?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Adelphi Park Estate as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
1
Wholesale and retail trade
0
Information and communications
0
Professional, scientific and technical services
0
Administrative and support services
0
Education
0
Arts, entertainment and recreation
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 Adelphi Park Estate

Where is Adelphi Park Estate?⌄

Adelphi Park Estate is at 9,9A Jasmine Road, Singapore 576582, in the Bishan planning area.

What is Adelphi Park Estate zoned as?⌄

Adelphi Park Estate 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 Adelphi Park Estate?⌄

Adelphi Park Estate is freehold.

What have units at Adelphi Park Estate sold for?⌄

Across 3 recorded transactions, the median price is S$1,077 psf. The latest was in September 2024.

What is the nearest MRT station to Adelphi Park Estate?⌄

Upper Thomson MRT is the closest, 321 m away (about a 5-minute walk).

How many businesses are registered at Adelphi Park Estate?⌄

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, HDB car park information (data.gov.sg), 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.