CommercialCIVIC & COMMUNITY INSTITUTIONConservationDistrict 12 · Kallang

Jalan Besar Conservation Area

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 1996

Quick Summary

Jalan Besar Conservation Area is a commercial building in District 12 · Kallang, on land zoned CIVIC & COMMUNITY INSTITUTION under the URA Master Plan. 1 transaction is on record since 1995, most recently in Dec 1996. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Jalan Besar Conservation Area.

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What are the key facts about Jalan Besar Conservation Area?

Key takeawayJalan Besar Conservation Area is a commercial building in District 12 · Kallang, zoned CIVIC & COMMUNITY INSTITUTION.

Asset class: Commercial
Land-use zone: CIVIC & COMMUNITY INSTITUTION
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 12 · Kallang
Address: 103 Lavender Street
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 Jalan Besar Conservation Area

Jalan Besar Conservation Area is a commercial conservation area in Kallang (District 12). It is located along Lavender Street, Singapore 338725.

Under the URA Master Plan it sits on land zoned civic & community institution. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

1 transaction has been recorded here, at a median of S$1,690 psf. The most recent was in December 1996.

The nearest MRT is Bendemeer MRT, 282 m away (about a 4-minute walk). The closest bus stop (Bef Kallang Bahru) is 33 m away (about a 0-minute walk).

What is Jalan Besar Conservation Area zoned as?

Key takeawayJalan Besar Conservation Area sits on land zoned CIVIC & COMMUNITY INSTITUTION, with conservation status.

Land-use zone: CIVIC & COMMUNITY INSTITUTION
Gross plot ratio: Subject to Evaluation
Conservation area: Jalan Besar
Conserved building: Yes

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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Jalan Besar Conservation Area sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 1996 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 1996	Shop House	S$3.50M	2,071 sqft	$1,690

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 Jalan Besar Conservation Area rent for?

Key takeawayNo rent is published for Jalan Besar Conservation Area itself. On its street, Lavender Street, retail space rented at a median of $10.81 psf a month in 2026Q3, with the middle half of leases between $8.05 and $14.19. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Lavender Street

Street level · 2026Q3

25th pct

$8.05

$86.67 psm

Median

$10.81

$116.38 psm

75th pct

$14.19

$152.78 psm

S$ per sq ft per month · median -20.7% on a year earlier

2022Q4 · $131.46 psm2026Q3 · $116.38 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 Lavender Street

Street level · 2026Q3

25th pct

$3.61

$38.83 psm

Median

$4.03

$43.41 psm

75th pct

$4.67

$50.25 psm

S$ per sq ft per month · median -19.4% on a year earlier

2022Q4 · $34.51 psm2026Q3 · $43.41 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 12 retail

Region band · 2026Q3

25th pct

$5.52

$59.42 psm

Median

$6.71

$72.22 psm

75th pct

$8.97

$96.57 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 12 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 Jalan Besar Conservation Area

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 Jalan Besar Conservation Area?

Key takeawayURA has approved 6 changes of use at Jalan Besar Conservation Area since 2000, most recently in 2025, 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.

24 Mar 2025ApprovedFloor 1
Change of use to office with ancillary counselling/training area
Proposed change of use of unit #01-XX to office with ancillary counselling/training area
31 Oct 2019ApprovedFloor 1
Change of use to office
Proposed change of use of unit #01-XX to office - trinity @ lavender
27 Jun 2019ApprovedFloor 1
Change of use to office with ancillary counselling/training area
Proposed change of use of shop unit #01-XX to office with ancillary counselling/training area
20 Sept 2018Renewed
Continued use as restaurant
Continued use of part of the 1st storey shop as restaurant
22 Sept 2015Renewed
Continued use as restaurant
Continued use of part of the 1st storey shop as restaurant
12 Jun 2015ApprovedFloor 2
Change of use to elderly day-care centre
Proposed change of use of the ancillary office (unit #02-XX) on 2nd storey to elderly day-care centre
26 Sept 2012Approved
Change of use to restaurant
Proposed change of use of part of the 1st storey shop to restaurant
16 Oct 2000Approved
Change of use to bookshop cum cafe
Change of use of the 1st storey shop to bookshop cum cafe
23 Feb 2000Refused
Change of use to restaurant
Change of use of the 1storey 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 Lavender Street price?

Key takeawayAcross 23 strata sales on Lavender Street in the last 5 years, the median is $1,934 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,934

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

What do commercial rents run near Jalan Besar Conservation Area?

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

Indicative area yield — District 12 retail

Gross yield (area)

2.9%

2.6% net of property tax

Rent side (median of bands)

$72.22 psm/mo

2026Q3

Price side (strata, 5y)

$2,767 psf

54 sales

An INDICATIVE AREA yield for District 12 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 12 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$52.08	$72.22	$91.29
Level 2 & 3 · 30 & Below	$101.58	$129.23	$143.22
Level 2 & 3 · >30 - 100	$59.42	$63.94	$96.57
Level 1 · >30 - 100	$74.07	$96.87	$116.31
Level 1 · >100 - 300	$48.14	$55.10	$60.66

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 Jalan Besar Conservation Area?

Key takeawayThe nearest MRT/LRT is Bendemeer MRT, about 282 m away — and 3 competing retail premisess operate nearby.

Getting around

Bendemeer MRT282 m · ~4 min

Amenities nearby

Hotel · 29 mBef Kallang Bahru · 33 mPlace Of Worship · 148 mChia Clinic and Surgery · 262 mBendemeer MRT Exit B · 276 mJalan Besar Community Club · 375 mSomme Rd Pg · 417 mEducational Institution · 591 mKallang Polyclinic · 696 mFarrer Park Hospital · 909 m

Competing premises nearby

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

Aperia Mall · 233 mNTUC Fairprice Co-operative Ltd · 293 mNorth Bridge Road Market & Food Centre · 677 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Jalan Besar Conservation Area

Key takeawayThe nearest station is Bendemeer (DT23), 276 m away — a quiet station, with about 11,000 taps in and out on an average weekday. 39 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 56% of retail buildings

nearest MRT/LRT Bendemeer (DT23) 276 m, about 11,000 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 8, about 21,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 36,000 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

Bendemeer (DT23)276 m · about 11,000 weekday taps
Lavender (EW11)426 m · about 39,000 weekday taps
Farrer Park (NE8)647 m · about 57,000 weekday taps
Boon Keng (NE9)739 m · about 51,000 weekday taps
Jalan Besar (DT22)990 m · about 21,000 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 Jalan Besar Conservation Area. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Hamilton Rd Off St (URA)38 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
Service Rd (Hamilton R D - Cavan Rd) (URA)43 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Cavan Rd (URA)58 m
S$0.60 per half-hour at midday on a weekday · 7 car lots
Service Rd (King Georg E'S Ave) (URA)75 m
S$0.60 per half-hour at midday on a weekday · 17 car lots
Hamilton Rd (URA)94 m
S$0.60 per half-hour at midday on a weekday · 53 car lots

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

Who's registered at Jalan Besar Conservation Area?

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

Health and social services
0
Other 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. ACRA, as of 2026-09-16.

Frequently asked questions about Jalan Besar Conservation Area

Where is Jalan Besar Conservation Area?⌄

Jalan Besar Conservation Area is at 103 Lavender Street, Singapore 338725, in the Kallang planning area.

What is Jalan Besar Conservation Area zoned as?⌄

Jalan Besar Conservation Area sits on land zoned civic & community institution under the URA Master Plan.

Is Jalan Besar Conservation Area a conserved property?⌄

Yes. Jalan Besar Conservation Area falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Jalan Besar Conservation Area sold for?⌄

Across 1 recorded transaction, the median price is S$1,690 psf. The latest was in December 1996.

What is the nearest MRT station to Jalan Besar Conservation Area?⌄

Bendemeer MRT is the closest, 282 m away (about a 4-minute walk).

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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.

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%).

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 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.