CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 8 · Kallang

City Square Mall

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

City Square Mall 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. 12 units are currently listed for sale or rent. ACRA records 85 live company registrations at this address.

The facts are here — now get the verdict on City Square Mall.

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What are the key facts about City Square Mall?

Key takeawayCity Square Mall is a commercial building in District 8 · Kallang, 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 8 · Kallang
Address: 180 Kitchener Road
Land area: 11,097 sqm
Completed: Not on record
Storeys: 9 (© OpenStreetMap contributors)
Submarket: City Fringe
Listed as: Office, Food & Beverage, Mall Shop
Transactions on record: None recorded
Live listings: 12
ACRA registrations: 85

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 City Square Mall

City Square Mall is a commercial building in Kallang (District 08). It is located along Kitchener Road, Singapore 208539.

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 11,097 sqm of land with about 67,771 sqm of gross floor area.

92 businesses are currently registered at this address with ACRA.

The nearest MRT is Farrer Park MRT, 406 m away (about a 6-minute walk). The closest bus stop (Aft Farrer Pk Stn Exit G) is 169 m away (about a 3-minute walk). City Square Mall is 73 m away (about a 1-minute walk).

What is City Square Mall zoned as?

Key takeawayCity Square Mall 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

BCA-verified envelope: allowable GFA 33,291 sqm · built 65,640 sqm · headroom -32,349 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 does space at City Square Mall rent for?

Key takeawayNo rent is published for City Square Mall itself. On its street, Kitchener Road, retail space rented at a median of $11.38 psf a month in 2026Q3, with the middle half of leases between $6.83 and $17.38. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Kitchener Road

Street level · 2026Q3

25th pct

$6.83

$73.57 psm

Median

$11.38

$122.54 psm

75th pct

$17.38

$187.13 psm

S$ per sq ft per month · median -21.5% on a year earlier

2023Q4 · $153.78 psm2026Q3 · $122.54 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).

Office space on Kitchener Road

Street level · 2026Q2

25th pct

$4.51

$48.53 psm

Median

$5.14

$55.35 psm

75th pct

$5.45

$58.71 psm

S$ per sq ft per month · median +23.6% on a year earlier

2021Q4 · $33.83 psm2026Q2 · $55.35 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (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 City Square Mall

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 City Square Mall

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 10 units for rent; 2 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 4 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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 City Square Mall?

Key takeawayURA has approved 94 changes of use at City Square Mall since 2000, most recently in 2026. 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.

21 Sept 2026Approved
Change of use
Renewal of temporary permission for proposed additions and alterations to the existing city square mall involving addition of temporary indoor netted maze attraction at 2nd to 6th storey
7 Sept 2026ApprovedFloor B2
Change of use to medical clinic
Proposed change of use of units #B2-XX and #B2-XX to medical clinic at city square mall
2 Jun 2026Approved
Additions & alterations
Proposed additions and alterations to basement 2 at existing city square mall on lot 02464w ts17 at 180 kitchener road (kallang planning area)
12 Sept 2025ApprovedFloor 3
Change of use to massage establishment
Proposed change of use of unit #03-XX to massage establishment at city square mall
26 Aug 2025ApprovedFloor 5
Change of use to gym / fitness centre
Proposed change of use of unit #05-XX and #05-XX to gym / fitness centre at city square mall
25 Aug 2025ApprovedFloors B2, 4
Additions & alterations
Proposed additions & alterations to units #B2-XX and #04-XX to 10 at existing city square mall at 180 kitchener road (kallang planning area)
11 Jul 2025ApprovedFloor B2
Change of use to massage establishment
Proposed change of use of unit #B2-XX (city square mall) to massage establishment
11 Jul 2025Renewed
Continued use as car polishing & waxing services
Continued use of 3 car parking lots (82, 83 & 84) at basement 3 as car polishing & waxing services
10 Jul 2025ApprovedFloor 4
Change of use to indoor playground
Proposed change of use of unit #04-XX to indoor playground at city square mall
10 Jul 2025ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at city square mall
13 Mar 2025Approved
Change of use to indoor playground
Proposed change of use of shop units #02-XX, #02-XX, #02-XX, #02-XX, #02-XX, #02-XX & #02-XX to indoor playground
5 Dec 2024ApprovedFloor 4
Change of use to restaurant
Proposed change of use of unit #04-XX to restaurant at city square mall

105 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 Kitchener Road price?

Key takeawayAcross 10 strata sales on Kitchener Road in the last 5 years, the median is $2,306 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,306

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near City Square Mall?

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 City Square Mall right now?

Key takeaway12 units are currently listed at City Square Mall — 2 for sale and 10 for rent. One row per unit; several agents often market the same unit.

For sale (2)

City Square MallS$4.20M · 1,300 sqft
Hotel in Farrer Park AreaS$65.00M

For rent (10)

City Square MallS$34k/mo · 3,778 sqft
City Square MallS$17k/mo · 939 sqft
City Square MallS$25k/mo · 1,414 sqft
City Square Mall4 agentsS$14k/mo · 1,442 sqft

Browse every listing at this building →

What is near City Square Mall?

Key takeawayThe nearest MRT/LRT is Farrer Park MRT, about 406 m away.

Getting around

Farrer Park MRT406 m · ~6 min

Amenities nearby

City Square Mall · 73 mMinmed Clinic (Farrer Park) · 73 mNTUC Fairprice Co-operative Ltd · 73 mFarrer Park MRT Exit H · 115 mSomme Rd Pg · 120 mHotel · 158 mPlace Of Worship · 162 mAft Farrer Pk Stn Exit G · 169 mFarrer Park Hospital · 380 mBerseh Food Centre · 500 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at City Square Mall

Key takeawayThe nearest station is Farrer Park (NE8), 115 m away — a busy station, with about 57,000 taps in and out on an average weekday. 53 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 72% of retail buildings

nearest MRT/LRT Farrer Park (NE8) 115 m, about 57,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 7, about 21,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 40,000 residents within 1 km (June 2026); 2 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

Farrer Park (NE8)115 m · about 57,000 weekday taps
Bendemeer (DT23)681 m · about 11,000 weekday taps
Jalan Besar (DT22)739 m · about 21,000 weekday taps
Lavender (EW11)772 m · about 39,000 weekday taps
Boon Keng (NE9)785 m · about 51,000 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 City Square Mall. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 21,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Flanders Square (URA)48 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Marne Rd (URA)109 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Petain Rd (Serangoon R D - Jln Besar) (URA)119 m
S$0.60 per half-hour at midday on a weekday · 62 car lots
Somme Rd (URA)155 m
S$0.60 per half-hour at midday on a weekday · 13 car lots
Verdun Rd Off St (URA)201 m
S$0.60 per half-hour at midday on a weekday · 18 car lots

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

Who's registered at City Square Mall?

Key takeaway85 live companies (and LLPs and branches; sole proprietors are not counted) list City Square Mall as their registered address. These are registered businesses, not who occupies the space.

Transportation and storage
25
Education
12
Wholesale and retail trade
11
Accommodation and food services
8
Financial and insurance
6
Arts, entertainment and recreation
6
Professional, scientific and technical services
5
Other services
5
Health and social services
5
Information and communications
1

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 City Square Mall's BCA building profile?

BCA building type: Retail
Green Mark: Platinum (2018)
Energy use intensity: 365 kWh/m²·yr

Frequently asked questions about City Square Mall

Where is City Square Mall?⌄

City Square Mall is at 180 Kitchener Road, Singapore 208539, in the Kallang planning area.

What is City Square Mall zoned as?⌄

City Square Mall 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 City Square Mall?⌄

No caveats have been lodged for City Square Mall 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 City Square Mall?⌄

Farrer Park MRT is the closest, 406 m away (about a 6-minute walk).

How many businesses are registered at City Square Mall?⌄

92 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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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.

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.

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

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 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.