CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 5 · Queenstown

Bijou

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Bijou is a commercial building in District 5 · Queenstown, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. 4 units are currently listed for rent. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on Bijou.

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What are the key facts about Bijou?

Key takeawayBijou is a commercial building in District 5 · Queenstown, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 5 · Queenstown
Address: 2 Jalan Mat Jambol
Land area: 3,641 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 124
Strata formed: 2020
Submarket: City Fringe
Transactions on record: None recorded
Live listings: 4
ACRA registrations: 5

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 Bijou

Bijou is a mixed-use building in Queenstown (District 05). It is located along Jalan Mat Jambol, Singapore 119554.

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

It occupies roughly 3,641 sqm of land with about 11,040 sqm of gross floor area.

9 businesses are currently registered at this address with ACRA.

The nearest MRT is Pasir Panjang MRT, 73 m away (about a 1-minute walk). The closest bus stop (Bef Pasir Panjang Stn) is 134 m away (about a 2-minute walk). Anchorpoint is 2.0 km away.

What is Bijou zoned as?

Key takeawayBijou 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 does space at Bijou rent for?

Key takeawayNo street- or building-level rent is published here. Across District 5 retail, retail space rented at a median of $11.04 psf a month in 2026Q3, with the middle half of leases between $7.45 and $15.35. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 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 5 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 Bijou

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 Bijou

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 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 Bijou?

Key takeawayURA has approved 7 changes of use at Bijou since 2000, most recently in 2026, 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.

23 Sept 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at bijou
21 Oct 2025ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at bijou
26 Dec 2024ApprovedFloor B1
Change of use to gym/fitness centre
Proposed change of use of unit #B1-XX to gym/fitness centre at bijou
7 Nov 2024ApprovedFloor B1
Change of use to gym/fitness centre
Proposed change of use of units #B1-XX & #B1-XX to gym/fitness centre at bijou
19 Sept 2024RenewedFloor 1
Continued use as gym/fitness centre
Continued use of unit #01-XX as gym/fitness centre at bijou
1 Jan 2024ApprovedFloor B1
Change of use to fitness centre
Proposed change of use of units #B1-XX to #B1-XX (8 units) to fitness centre (indoor swimming pool) with ancillary cafe at bijou
22 Dec 2022RefusedFloor 1
Change of use to restaurant with live entertainment
Proposed change of use of unit #01-XX to restaurant with live entertainment at bijou
27 May 2022RefusedFloor 1
Change of use to restaurant with live entertainment
Proposed change of use of units #01-XX, #01-XX, #01-XX & #01-XX to restaurant with live entertainment at bijou
22 Jun 2021ApprovedFloor 1
Change of use to shop with ancillary refreshment area
Proposed change of use of unit #01-XX to shop with ancillary refreshment area at bijou
15 May 2020ApprovedFloor B1
Change of use to supermarket
Proposed change of use of units #B1-XX to #B1-XX (total 11 units) to supermarket on lot 05182p mk03 at 4 jalan mat jambol - bijou (queenstown planning area)

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 Bijou?

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

Indicative area yield — District 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 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 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

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 Bijou right now?

Key takeaway4 units are currently listed at Bijou. One row per unit; several agents often market the same unit.

For rent (4)

BijouS$8k/mo · 840 sqft
Bijou2 agentsS$4k/mo · 786 sqft
BijouS$13k/mo · 1,300 sqft
Bijou2 agentsS$6k/mo · 764 sqft

Browse every listing at this building →

What is near Bijou?

Key takeawayThe nearest MRT/LRT is Pasir Panjang MRT, about 73 m away.

Getting around

Pasir Panjang MRT73 m · ~1 min

Amenities nearby

Pasir Panjang Food Centre · 105 mPasir Panjang MRT Exit A · 117 mBef Pasir Panjang Stn · 134 mPort / Airport · 168 mJambol Place Park · 277 mPlace Of Worship · 334 mBusiness Park · 671 mAlexandra Hospital · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Bijou

Key takeawayThe nearest station is Pasir Panjang (CC26), 72 m away — a quiet station, with about 14,000 taps in and out on an average weekday. 5 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 11% of retail buildings

nearest MRT/LRT Pasir Panjang (CC26) 72 m, about 14,000 taps a weekday; bus stops within 400 m: 4, about 4,830 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 5,021 residents within 1 km (June 2026); 0 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

Pasir Panjang (CC26)72 m · about 14,000 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 Bijou. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 4,830 boardings and alightings on an average weekday.

Public car parks within 500 m

Pasir Panjang Food Cen Tre Off St (URA)74 m
S$0.60 per half-hour at midday on a weekday · 58 car lots
Pasir Panjang Food Cen Tre (Temp) Off St (URA)204 m
S$0.60 per half-hour at midday on a weekday · 76 car lots
Pepys Rd Off St (URA)260 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Pasir Panjang Road Are A (URA)469 m
season S$90/month
Pasir Panjang Rd Off S T (URA)471 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. Bijou's own car park, if it has one, and its charges are not in the open data.

Who's registered at Bijou?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list Bijou as their registered address. These are registered businesses, not who occupies the space.

Transportation and storage
1
Financial and insurance
1
Education
1
Arts, entertainment and recreation
1
Other services
1
Wholesale and retail trade
0
Professional, scientific and technical 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Bijou

Where is Bijou?⌄

Bijou is at 2 Jalan Mat Jambol, Singapore 119554, in the Queenstown planning area.

What is Bijou zoned as?⌄

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

Have there been any recorded transactions at Bijou?⌄

No caveats have been lodged for Bijou 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 Bijou?⌄

Pasir Panjang MRT is the closest, 73 m away (about a 1-minute walk).

How many businesses are registered at Bijou?⌄

9 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.

For agents · in the PropKaki app

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This development is also registered as the residential project Bijou.

Read the figures right

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

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.

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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 10 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.