CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 21 · Bukit Timah

Eng Kong Park

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2011

Quick Summary

Eng Kong Park is a commercial building in District 21 · Bukit Timah, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in May 2011. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Eng Kong Park.

Ask PropKaki

What are the key facts about Eng Kong Park?

Key takeawayEng Kong Park is a commercial building in District 21 · Bukit Timah, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 21 · Bukit Timah
Address: 21,21a Eng Kong Terrace
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About Eng Kong Park

Eng Kong Park is a mixed-use estate in Bukit Timah (District 21). It is located along Eng Kong Terrace, Singapore 598993.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

The site is freehold.

1 transaction has been recorded here, at a median of S$1,289 psf. The most recent was in May 2011.

1 business is currently registered at this address with ACRA.

The nearest MRT is Beauty World MRT Exit C, 935 m away (about a 15-minute walk). The closest bus stop (Aft Eng Kong Pl) is 147 m away (about a 2-minute walk).

What is Eng Kong Park zoned as?

Key takeawayEng Kong Park sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Eng Kong Park sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2011	Shop House	S$3.00M	2,327 sqft	$1,289

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 Eng Kong Park rent for?

Key takeawayNo street- or building-level rent is published here. Across District 21 retail, retail space rented at a median of $9.06 psf a month in 2026Q3, with the middle half of leases between $6.85 and $12.39. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 21 retail

Region band · 2026Q3

25th pct

$6.85

$73.69 psm

Median

$9.06

$97.54 psm

75th pct

$12.39

$133.41 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 21 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 Eng Kong Park

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 Eng Kong Park?

Key takeawayURA has approved 2 changes of use at Eng Kong Park since 2000, most recently in 2011, and refused 1. 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.

5 Feb 2025Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant
5 Apr 2022Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant
29 Mar 2019Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant
1 May 2017Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant
27 Mar 2015Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant on lot 01167t mk05 at 21 eng kong terrace - eng kong park (bukit timah planning area)
25 Feb 2013Renewed
Continued use as restaurant
Continued use of the 1st storey premises as restaurant
27 Apr 2011Approved
Change of use to restaurant
Change of use of the 1st storey premises to restaurant
24 Nov 2003Approved
Change of use to car showroom
Retention of use of the 1st storey shop as car showroom
19 Sept 2001Refused
Change of use to restaurant
Proposed change of use of 1st storey shop to restaurant (cafe)

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 Eng Kong Terrace 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 Eng Kong Park?

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

Indicative area yield — District 21 retail

Gross yield (area)

3.4%

3.1% net of property tax

Rent side (median of bands)

$97.54 psm/mo

2026Q3

Price side (strata, 5y)

$3,167 psf

78 sales

An INDICATIVE AREA yield for District 21 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 21 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$75.00	$95.93	$296.05
B1 & Below · 30 & Below	$129.54	$130.87	$131.18
Level 2 & 3 · 30 & Below	$72.37	$91.30	$135.64
Level 1 · 30 & Below	$116.15	$117.71	$140.36
Level 2 & 3 · >30 - 100	$81.25	$90.65	$96.86
Level 1 · >30 - 100	$71.20	$99.14	$117.50
B1 & Below · >30 - 100	$69.66	$112.84	$146.06
Level 1 · >100 - 300	$71.86	$89.37	$105.73

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 Eng Kong Park?

Amenities nearby

Educational Institution · 113 mEng Kong Garden Pg · 127 mAft Eng Kong Pl · 147 mParkway Shenton Medical Group (Toh Yi) · 487 mBukit Timah Community Club · 601 mPlace Of Worship · 608 mBeauty World MRT Exit C · 935 m

Competing premises nearby

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

Wons Butchery Pte. Ltd. · 330 mBukit Timah Market · 925 mKap Mall · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Eng Kong Park

Key takeawayThe nearest station is Beauty World (DT5), 936 m away — a moderately busy station, with about 33,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 1% of retail buildings

nearest MRT/LRT Beauty World (DT5) 936 m, about 33,000 taps a weekday; bus stops within 400 m: 6, about 3,443 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 24,000 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

Beauty World (DT5)936 m · about 33,000 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 Eng Kong Park. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 3,443 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 21 Toh Yi Drive (HDB)483 m
S$0.60 per half-hour at midday on a weekday · gantry 2.5 m

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: Hillview Terrace, 2.1 km away, S$90/month.

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

Who's registered at Eng Kong Park?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Eng Kong Park as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
0
Wholesale and retail trade
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 Eng Kong Park

Where is Eng Kong Park?⌄

Eng Kong Park is at 21,21A Eng Kong Terrace, Singapore 598993, in the Bukit Timah planning area.

What is Eng Kong Park zoned as?⌄

Eng Kong Park sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of Eng Kong Park?⌄

Eng Kong Park is freehold.

What have units at Eng Kong Park sold for?⌄

Across 1 recorded transaction, the median price is S$1,289 psf. The latest was in May 2011.

What is the nearest MRT station to Eng Kong Park?⌄

Beauty World MRT Exit C is the closest, 935 m away (about a 15-minute walk).

How many businesses are registered at Eng Kong Park?⌄

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.