CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 8 · Kallang

Jalan Besar Plaza

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2026

Quick Summary

Jalan Besar Plaza is a commercial building in District 8 · Kallang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 71 transactions are on record since 1995, at a median S$956 psf, most recently in May 2026. 57 units are currently listed for sale or rent. ACRA records 559 live company registrations at this address.

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

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What are the key facts about Jalan Besar Plaza?

Key takeawayJalan Besar Plaza is a commercial building in District 8 · Kallang, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 8 · Kallang
Address: 101 Kitchener Road
Land area: 4,927 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 155
Managing agent: EDMUND TIE & COMPANY PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 1985 (MCST 1013)
Submarket: City Fringe
Units with a recorded sale: At least 43
Transactions on record: 71 (records start 1995)
Live listings: 57
ACRA registrations: 559

About Jalan Besar Plaza

Jalan Besar Plaza is a mixed-use building in Kallang (District 08). It is located along Kitchener Road, Singapore 208511.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

The site is freehold. It occupies roughly 4,927 sqm of land with about 14,781 sqm of gross floor area.

71 transactions have been recorded here, at a median of S$956 psf. The most recent was in May 2026.

632 businesses are currently registered at this address with ACRA.

The nearest MRT is Jalan Besar MRT, 495 m away (about a 8-minute walk). The closest bus stop (Aft King George's Ave) is 104 m away (about a 2-minute walk).

What is Jalan Besar Plaza zoned as?

Key takeawayJalan Besar Plaza sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 14,781 sqm · built 16,815 sqm · headroom -2,034 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 has Jalan Besar Plaza sold for?

Key takeawayAcross 71 recorded transactions since 1995, the median price is about S$381k, most recently in May 2026.

Date	Use	Price	Area	PSF
May 2026	Office	S$1.60M	743 sqft	$2,154
Apr 2026	Retail	S$1.55M	581 sqft	$2,667
Feb 2026	Office	S$740k	301 sqft	$2,455
Jan 2025	Office	S$600k	258 sqft	$2,323
Jun 2024	Retail	S$450k	194 sqft	$2,323
Apr 2024	Office	S$690k	301 sqft	$2,289
Apr 2024	Retail	S$2.20M	1,152 sqft	$1,910
Dec 2023	Retail	S$665k	312 sqft	$2,130
Apr 2023	Office	S$1.80M	936 sqft	$1,922
Jun 2022	Retail	S$3.50M	1,356 sqft	$2,581

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 Plaza rent for?

Key takeawayNo rent is published for Jalan Besar Plaza itself. On its street, Kitchener Road, office space rented at a median of $5.14 psf a month in 2026Q2, with the middle half of leases between $4.51 and $5.45. That is not this building's own rent, and never a quote for a particular unit.

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 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).

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 Jalan Besar Plaza

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Jalan Besar Plaza

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 26 units for rent; 31 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 10 new listings appeared and 2 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, 6 new listings appeared and 5 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 Jalan Besar Plaza?

Key takeawayURA has approved 14 changes of use at Jalan Besar Plaza 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.

30 Apr 2026ApprovedFloor 3
Change of use to commercial school
Proposed change of use of unit #03-XX to commercial school at jalan besar plaza
31 Oct 2025Approved
Additions & alterations
Proposed additions & alterations and change of use to unit 02-31 of the existing 16-storey residential and commercial complex at 101 kitchener road from 1 commercial unit into 3 shop units (kallang planning area)
13 Jan 2025Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
21 Nov 2024Agency worksFloor 3
Change of use to office
Lodgment for proposed use of unit #03-XX as office
28 Mar 2024ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop
19 Mar 2024Agency worksFloor 3
Change of use to office
Lodgment for proposed use of unit #03-XX as office
17 Nov 2021Agency worksFloor 1
Change of use to shop
Lodgment for proposed use of units #01-XX, #01-XX & #01-XX as shop
14 Oct 2020Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
5 Feb 2020Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
28 Nov 2019Agency worksFloor 3
Change of use to commercial school
Lodgment for proposed use of unit #03-XX as commercial school
11 Jun 2019ApprovedFloor 3
Change of use to event space
Proposed change of use of unit #03-XX to event space - jalan besar plaza
4 Jan 2018ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school - jalan besar plaza

5 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 Jalan Besar Plaza?

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 Jalan Besar Plaza right now?

Key takeaway57 units are currently listed at Jalan Besar Plaza — 31 for sale and 26 for rent. One row per unit; several agents often market the same unit.

For sale (31)

Jalan Besar PlazaS$26.80M · 10,318 sqft
Jalan Besar PlazaS$820k · 323 sqft
Jalan Besar PlazaS$8.50M · 2,400 sqft
Jalan Besar PlazaS$2.20M · 1,152 sqft

For rent (26)

Jalan Besar PlazaS$2k/mo · 250 sqft
Jalan Besar PlazaS$5k/mo · 542 sqft
Jalan Besar PlazaS$13k/mo · 1,346 sqft
Jalan Besar PlazaS$8k/mo · 1,150 sqft

Browse every listing at this building →

What is near Jalan Besar Plaza?

Key takeawayThe nearest MRT/LRT is Jalan Besar MRT, about 495 m away — and 3 competing retail premisess operate nearby.

Getting around

Jalan Besar MRT495 m · ~8 min

Amenities nearby

Han's Clinic · 8 mPlace Of Worship · 48 mHotel · 61 mAft King George's Ave · 104 mSomme Rd Pg · 315 mEducational Institution · 395 mFarrer Park MRT Exit H · 420 mJalan Besar Community Club · 420 mFarrer Park Hospital · 654 mKallang Polyclinic · 907 m

Competing premises nearby

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

Sheng Siong Supermarket Pte Ltd · 156 mBerseh Food Centre · 196 mCity Square Mall · 347 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Jalan Besar Plaza

Key takeawayThe nearest station is Farrer Park (NE8), 420 m away — a busy station, with about 57,000 taps in and out on an average weekday. 65 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 20% of office buildings

nearest MRT/LRT Farrer Park (NE8) 420 m, about 57,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 4, about 11,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 34,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Farrer Park (NE8)420 m · about 57,000 weekday taps
Jalan Besar (DT22)473 m · about 21,000 weekday taps
Lavender (EW11)523 m · about 39,000 weekday taps
Rochor (DT13)741 m · about 22,000 weekday taps
Bendemeer (DT23)781 m · about 11,000 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 Plaza. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with about 11,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Backlane (Townshend Rd - Jln Besar) (URA)61 m
Maude Rd (URA)74 m
S$0.60 per half-hour at midday on a weekday · 31 car lots
Backlane (Sam Leong Rd ) (URA)100 m
Backlane (Kitchener Rd - Plumer Rd) (URA)101 m
Townshend Rd (URA)112 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. Jalan Besar Plaza's own car park, if it has one, and its charges are not in the open data.

Who's registered at Jalan Besar Plaza?

Key takeaway559 live companies (and LLPs and branches; sole proprietors are not counted) list Jalan Besar Plaza as their registered address. These are registered businesses, not who occupies the space.

Construction
185
Wholesale and retail trade
121
Transportation and storage
61
Administrative and support services
51
Professional, scientific and technical services
40
Information and communications
27
Accommodation and food services
20
Financial and insurance
19
Manufacturing
10
Education
9

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.

What is Jalan Besar Plaza's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 117 kWh/m²·yr

Frequently asked questions about Jalan Besar Plaza

Where is Jalan Besar Plaza?⌄

Jalan Besar Plaza is at 101 Kitchener Road, Singapore 208511, in the Kallang planning area.

What is Jalan Besar Plaza zoned as?⌄

Jalan Besar Plaza sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Jalan Besar Plaza?⌄

Jalan Besar Plaza is freehold.

What have units at Jalan Besar Plaza sold for?⌄

Across 71 recorded transactions, the median price is S$956 psf. The latest was in May 2026.

What is the nearest MRT station to Jalan Besar Plaza?⌄

Jalan Besar MRT is the closest, 495 m away (about a 8-minute walk).

How many businesses are registered at Jalan Besar Plaza?⌄

632 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 Jalan Besar Plaza.

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.

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.

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, URA car park data (URA Data Service), 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.