CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 10 · Tanglin

Crystal Court

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2006

Quick Summary

Crystal Court is a commercial building in District 10 · Tanglin, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Mar 2006. 5 units are currently listed for rent. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on Crystal Court.

Ask PropKaki

What are the key facts about Crystal Court?

Key takeawayCrystal Court is a commercial building in District 10 · Tanglin, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 10 · Tanglin
Address: 456 River Valley Road
Land area: 1,554 sqm
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 17
Managing agent: EDMUND TIE & COMPANY PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 1985 (MCST 1046)
Submarket: City Fringe
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: 5
ACRA registrations: 2

About Crystal Court

Crystal Court is a mixed-use building in Tanglin (District 10). It is located along River Valley Road, Singapore 248342.

Under the URA Master Plan it sits on land zoned commercial & residential.

The site is freehold. It occupies roughly 1,554 sqm of land with about 4,352 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$370 psf. The most recent was in March 2006.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Great World MRT, 749 m away (about a 12-minute walk). The closest bus stop (Valley Pt) is 104 m away (about a 2-minute walk).

What is Crystal Court zoned as?

Key takeawayCrystal Court sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has Crystal Court sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2006 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2006	Retail	S$6.80M	18,396 sqft	$370

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 Crystal Court rent for?

Key takeawayNo rent is published for Crystal Court itself. On its street, River Valley Road, retail space rented at a median of $9.09 psf a month in 2026Q3, with the middle half of leases between $7.51 and $11.11. That is not this building's own rent, and never a quote for a particular unit.

Retail space on River Valley Road

Street level · 2026Q3

25th pct

$7.51

$80.83 psm

Median

$9.09

$97.82 psm

75th pct

$11.11

$119.63 psm

S$ per sq ft per month · median +11.6% on a year earlier

2023Q4 · $101.55 psm2026Q3 · $97.82 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 River Valley Road

Street level · 2026Q3

25th pct

—

— psm

Median

$6.60

$71.04 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2021Q4 · $61.93 psm2026Q3 · $71.04 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 10 retail

Region band · 2026Q3

25th pct

$10.99

$118.27 psm

Median

$15.77

$169.72 psm

75th pct

$17.07

$183.73 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 10 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 Crystal Court

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 Crystal Court

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 5 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 2 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 Crystal Court?

Key takeawayURA has approved 4 changes of use at Crystal Court since 2000, most recently in 2019. 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.

14 Feb 2024Renewed
Continued use as childcare centre
Continued use of 1st storey shop with mezzanine as childcare centre
8 Feb 2022Renewed
Continued use as childcare centre
Continued use of 1st storey shop with mezzanine as childcare centre
4 Feb 2020Renewed
Continued use as childcare centre
Continued use of 1st storey shop with mezzanine as childcare centre
15 Nov 2019Approved
Change of use: commercial school → childcare centre
Change of use of part 1st storey premises from commercial school to childcare centre
6 Feb 2018Approved
Change of use to childcare centre cum commercial school
Proposed change of use of 1st storey shop with mezzanine floor to childcare centre cum commercial school
6 Nov 2017Approved
Change of use to childcare centre
Proposed change of use of 1st storey shop with mezzanine floor to childcare centre on lot 01290t ts24 at 456 river valley road - crystal court (tanglin planning area)
18 Jan 2005Approved
Change of use: shop → cafe and wine cellar use
C/u of premises onthe 1st storey and ast storey mezzanine from shop to cafe and wine cellar use

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 River Valley 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 Crystal Court?

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

Indicative area yield — District 10 retail

Gross yield (area)

4.2%

3.8% net of property tax

Rent side (median of bands)

$169.72 psm/mo

2026Q3

Price side (strata, 5y)

$4,533 psf

34 sales

An INDICATIVE AREA yield for District 10 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 10 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$328.53	$418.19	$451.58
Level 2 & 3 · 30 & Below	$155.00	$169.72	$183.73
Level 2 & 3 · >30 - 100	$141.55	$202.35	$215.19
Level 1 · >30 - 100	$118.27	$184.62	$215.15
Level 1 · >100 - 300	$80.00	$110.62	$158.42
Level 2 & 3 · >100 - 300	$90.05	$135.62	$146.17
Level 2 & 3 · >300	$93.68	$99.85	$147.67

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 Crystal Court right now?

Key takeaway5 units are currently listed at Crystal Court. One row per unit; several agents often market the same unit.

For rent (5)

Crystal CourtS$150k/mo · 22,500 sqft
Food & beverage / retail showroom / Commercial school /foreign systemS$160k/mo · 18,200 sqft
Fitted office with workstations / rooms / furniture auditorium opposite mrtS$44k/mo · 10,300 sqft
River Valley Entire Ground Flr Unit Visible fr Main Rd Private Alfresco SpaceS$150k/mo · 15,000 sqft

Browse every listing at this building →

What is near Crystal Court?

Key takeawayThe nearest MRT/LRT is Great World MRT, about 749 m away — and 3 competing retail premisess operate nearby.

Getting around

Great World MRT749 m · ~12 min

Amenities nearby

Q Medical Clinic · 82 mValley Pt · 104 mPlace Of Worship · 303 mEducational Institution · 327 mGreat World MRT Exit 3 · 640 mKim Seng Community Centre · 646 mHotel · 885 m

Competing premises nearby

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

Valley Point · 124 mNTUC Fairprice Co-operative Ltd · 124 mZion Riverside Food Centre · 508 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Crystal Court

Key takeawayThe nearest station is Great World (TE15), 640 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 16% of retail buildings

nearest MRT/LRT Great World (TE15) 640 m, about 21,000 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 6, about 9,271 taps a weekday; Tanglin: 11,742 resident workers (Census 2020, by workplace); about 40,000 residents within 1 km (June 2026); 3 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

Great World (TE15)640 m · about 21,000 weekday taps
Tiong Bahru (EW17)868 m · about 52,000 weekday taps
Havelock (TE16)897 m · about 16,000 weekday taps
Orchard Boulevard (TE13)984 m · 9,605 weekday taps
Orchard (TE14 / NS22)984 m · about 122,000 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 Crystal Court. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 9,271 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 1/5 Delta Avenue (HDB)244 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 356 car lots
Kellock Rd (URA)297 m
S$0.60 per half-hour at midday on a weekday · 28 car lots
Blk 78A Indus Road (HDB)341 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m
Blk 77/79 Ganges Avenue (HDB)380 m
S$0.60 per half-hour at midday on a weekday · 212 car lots
Zion Close (URA)398 m
S$0.60 per half-hour at midday on a weekday · 8 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: Ganges Ave Off St, 598 m away, S$90/month.

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

Who's registered at Crystal Court?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list Crystal Court as their registered address. These are registered businesses, not who occupies the space.

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

Frequently asked questions about Crystal Court

Where is Crystal Court?⌄

Crystal Court is at 456 River Valley Road, Singapore 248342, in the Tanglin planning area.

What is Crystal Court zoned as?⌄

Crystal Court sits on land zoned commercial & residential under the URA Master Plan.

What is the tenure of Crystal Court?⌄

Crystal Court is freehold.

What have units at Crystal Court sold for?⌄

Across 1 recorded transaction, the median price is S$370 psf. The latest was in March 2006.

What is the nearest MRT station to Crystal Court?⌄

Great World MRT is the closest, 749 m away (about a 12-minute walk).

How many businesses are registered at Crystal Court?⌄

2 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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This development is also registered as the residential project Crystal Court.

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.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), 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.