CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREY999-year leaseholdDistrict 10 · Bukit Timah

Henry Park

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2006

Quick Summary

Henry Park is a commercial building in District 10 · Bukit Timah, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 1.4. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in May 2006. ACRA records 0 live company registrations at this address.

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

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What are the key facts about Henry Park?

Key takeawayHenry Park is a commercial building in District 10 · Bukit Timah, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held 999-year leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4
Tenure: 999-year leasehold
District / Area: District 10 · Bukit Timah
Address: 28 Holland Grove Road
Land area: —
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About Henry Park

Henry Park is a mixed-use building in Bukit Timah (District 10). It is located along Holland Grove Road, Singapore 278805.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 1.4.

The site is 999-year leasehold, with about 858 years remaining on the lease.

1 transaction has been recorded here, at a median of S$1,112 psf. The most recent was in May 2006.

1 business is currently registered at this address with ACRA.

The nearest MRT is Dover MRT, 683 m away (about a 11-minute walk). The closest bus stop (Henry Pk) is 25 m away (about a 0-minute walk).

What is Henry Park zoned as?

Key takeawayHenry Park sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has Henry Park sold for?

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

Date	Use	Price	Area	PSF
May 2006	Shop House	S$1.19M	1,066 sqft	$1,112

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 Henry Park rent for?

Key takeawayNo street- or building-level rent is published here. Across District 10 retail, retail space rented at a median of $15.77 psf a month in 2026Q3, with the middle half of leases between $10.99 and $17.07. That is not this building's own rent, and never a quote for a particular unit.

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 Henry 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 Henry Park?

Key takeawayURA has approved 2 changes of use at Henry Park since 2000, most recently in 2009. 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 Dec 2009Approved
Change of use: shop/pet grooming salon → restaurant
Change of use of the 1st storey from shop/pet grooming salon to restaurant
16 Jul 2002Approved
Change of use to pet grooming salon
Proposed change of use of part of the 1st storey shop to pet grooming salon

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 Henry 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 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 near Henry Park?

Key takeawayThe nearest MRT/LRT is Dover MRT, about 683 m away — and 3 competing retail premisess operate nearby.

Getting around

Dover MRT683 m · ~11 min

Amenities nearby

Henry Pk · 25 mHenry Pk · 53 mEducational Institution · 54 mInternational Medical Clinic · 383 mDover MRT Exit B · 674 mUlu Pandan Community Club · 875 mPlace Of Worship · 935 mBusiness Park - White · 998 m

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 381 mBlk 20 Ghim Moh Road · 804 mThe Star Vista · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Henry Park

Key takeawayThe nearest station is Dover (EW22), 674 m away — a moderately busy station, with about 25,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Blk 2A Ghim Moh Road (HDB), 577 m away; the nearest URA season parking is Tanglin Halt Close, 1.8 km away (S$90/month).

Foot traffic: busier than 2% of retail buildings

nearest MRT/LRT Dover (EW22) 674 m, about 25,000 taps a weekday; bus stops within 400 m: 8, about 2,608 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 25,000 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

Dover (EW22)674 m · about 25,000 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 Henry Park. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with 2,608 boardings and alightings on an average weekday.

Who's registered at Henry Park?

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

Manufacturing
0
Wholesale and retail trade
0
Real estate
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 Henry Park

Where is Henry Park?⌄

Henry Park is at 28 Holland Grove Road, Singapore 278805, in the Bukit Timah planning area.

What is Henry Park zoned as?⌄

Henry Park sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of Henry Park?⌄

Henry Park is 999-year leasehold. About 858 years remain on the lease.

What have units at Henry Park sold for?⌄

Across 1 recorded transaction, the median price is S$1,112 psf. The latest was in May 2006.

What is the nearest MRT station to Henry Park?⌄

Dover MRT is the closest, 683 m away (about a 11-minute walk).

How many businesses are registered at Henry 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.

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, 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.