CommercialCOMMERCIAL / INSTITUTIONLeaseholdDistrict 14 · Geylang

Association Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2006

Quick Summary

Association Building is a commercial building in District 14 · Geylang, on land zoned COMMERCIAL / INSTITUTION under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 53 years remaining. 3 transactions are on record since 1995, most recently in Aug 2006. ACRA records 11 live company registrations at this address.

The facts are here — now get the verdict on Association Building.

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What are the key facts about Association Building?

Key takeawayAssociation Building is a commercial building in District 14 · Geylang, zoned COMMERCIAL / INSTITUTION, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL / INSTITUTION
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 14 · Geylang
Address: 68 Lorong 16 Geylang
Land area: 1,276 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 24
Managing agent: NEWMAN SRE PTE LTD
Strata formed: 1984 (MCST 0857)
Submarket: City Fringe
Units with a recorded sale: At least 2
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 11

About Association Building

Association Building is a commercial building in Geylang (District 14). It is located along Lorong 16 Geylang, Singapore 398889.

Under the URA Master Plan it sits on land zoned commercial / institution with a gross plot ratio of 2.8.

The site is leasehold, with about 53 years remaining on the lease. It occupies roughly 1,276 sqm of land with about 3,574 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$211 psf. The most recent was in August 2006.

10 businesses are currently registered at this address with ACRA.

The nearest MRT is Mountbatten MRT, 552 m away (about a 9-minute walk). The closest bus stop (Aft Lor 14 Geylang) is 34 m away (about a 0-minute walk). Kallang Wave Mall is 1.1 km away (about a 17-minute walk).

What is Association Building zoned as?

Key takeawayAssociation Building sits on land zoned COMMERCIAL / INSTITUTION with a gross plot ratio of 2.8.

Land-use zone: COMMERCIAL / INSTITUTION
Gross plot ratio: 2.8

BCA-verified envelope: allowable GFA 3,573 sqm · built 396 sqm · headroom 3,177 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Association Building sold for?

Key takeaway3 transactions are on record since 1995, most recently in Aug 2006 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2006	Office	S$220k	1,044 sqft	$211
Feb 2006	Office	S$145k	1,044 sqft	$139
May 1999	Office	S$320k	1,044 sqft	$306

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 Association Building rent for?

Key takeawayNo street- or building-level rent is published here. Across District 14 retail, retail space rented at a median of $10.45 psf a month in 2026Q3, with the middle half of leases between $7.49 and $12.53. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 Association Building

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Association Building?

Key takeawayURA has approved 2 changes of use at Association Building since 2000, most recently in 2016. 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.

30 Dec 2016ApprovedFloor 4
Change of use to commercial school
Change of use of the 4th storey unit #04-XX to commercial school
8 Mar 2010ApprovedFloor 3
Change of use: religious training centre → association
Change of use of units #03-XX & #03-XX from religious training centre to association

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 Association Building?

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

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 Association Building?

Key takeawayThe nearest MRT/LRT is Mountbatten MRT, about 552 m away.

Getting around

Mountbatten MRT552 m · ~9 min

Amenities nearby

Aft Lor 14 Geylang · 34 mPlace Of Worship · 66 mJamiyah Medical Clinic · 115 mB & S Mini Mart Pte. Ltd. · 230 mHotel · 478 mMountbatten MRT Exit A · 506 mKallang Estate Market · 573 mEducational Institution · 621 mMountbatten Community Club · 795 mKallang Wave Mall · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Association Building

Key takeawayThe nearest station is Mountbatten (CC7), 506 m away — a quiet station, with about 12,000 taps in and out on an average weekday. 31 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 22% of office buildings

nearest MRT/LRT Mountbatten (CC7) 506 m, about 12,000 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 8, about 23,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 39,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Mountbatten (CC7)506 m · about 12,000 weekday taps
Aljunied (EW9)713 m · about 47,000 weekday taps
Stadium (CC6)880 m · about 13,000 weekday taps
Kallang (EW10)914 m · about 24,000 weekday taps
Dakota (CC8)938 m · about 16,000 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 Association Building. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 23,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor 14 Geylang (URA)113 m
S$0.60 per half-hour at midday on a weekday · 44 car lots
Lor 16 Geylang (URA)121 m
S$0.60 per half-hour at midday on a weekday · 12 car lots
Westerhout Rd (URA)154 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Lor 18 Geylang (URA)162 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Lor 12 Geylang (URA)171 m
S$0.60 per half-hour at midday on a weekday · 19 car lots

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

Who's registered at Association Building?

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

Other services
4
Education
2
Professional, scientific and technical services
2
Construction
1
Financial and insurance
1
Information and communications
1
Wholesale and retail trade
0
Transportation and storage
0
Real estate
0
Administrative and support services
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.

What is Association Building's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 563 kWh/m²·yr

Frequently asked questions about Association Building

Where is Association Building?⌄

Association Building is at 68 Lorong 16 Geylang, Singapore 398889, in the Geylang planning area.

What is Association Building zoned as?⌄

Association Building sits on land zoned commercial / institution under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Association Building?⌄

Association Building is leasehold. About 53 years remain on the lease.

What have units at Association Building sold for?⌄

Across 3 recorded transactions, the median price is S$211 psf. The latest was in August 2006.

What is the nearest MRT station to Association Building?⌄

Mountbatten MRT is the closest, 552 m away (about a 9-minute walk).

How many businesses are registered at Association Building?⌄

10 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.

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.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

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 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.