CommercialCOMMERCIALLeaseholdDistrict 20 · Bishan

Junction 8 Shopping Centre

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2001

Quick Summary

Junction 8 Shopping Centre is a commercial building in District 20 · Bishan, on land zoned COMMERCIAL under the URA Master Plan. It is leasehold with roughly 64 years remaining. 1 transaction is on record since 1995, most recently in Nov 2001. ACRA records 15 live company registrations at this address.

The facts are here — now get the verdict on Junction 8 Shopping Centre.

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What are the key facts about Junction 8 Shopping Centre?

Key takeawayJunction 8 Shopping Centre is a commercial building in District 20 · Bishan, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Leasehold
District / Area: District 20 · Bishan
Address: 9 Bishan Place
Land area: 11,114 sqm
Completed: Not on record
Storeys: Not on record
Owner: CapitaLand Integrated Commercial Trust (SGX filings)
Car-park lots: 302 (the owner's annual report (as filed on SGX))
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 15

Who owns Junction 8 Shopping Centre, and what is it valued at?

Key takeawayJunction 8 Shopping Centre is owned by CapitaLand Integrated Commercial Trust, a REIT listed on SGX. The figures below come from its own SGX filings, each with its date. A valuation is an independent valuer's opinion for the owner's accounts, not a sale price.

Junction 8

Valued at S$815 million as at 31 Dec 2025, by Knight Frank Pte Ltd.

per CapitaLand Integrated Commercial Trust's SGX filing, 6 Feb 2026

Earlier: S$815 million (31 Dec 2024) · S$806 million (31 Dec 2023) · S$801 million (31 Dec 2022)

Junction 8: CapitaLand Integrated Commercial Trust's annual report (2025)

Committed occupancy: 100% (as of 31 Dec 2025)
Tenants: 160
Car-park lots: 302
Land tenure: Leasehold tenure of 99 years with effect from 1 September 1991
Green Mark: BCA Green Mark GoldPLUS
Major tenants: Best Denki (Singapore) Pte. Ltd., BreadTalk Group Pte Ltd, NTUC Enterprise Co-Operative Ltd

per CapitaLand Integrated Commercial Trust's annual report (SGX), 20 Mar 2026, page 11

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

What are the specs at Junction 8 Shopping Centre?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About Junction 8 Shopping Centre

Junction 8 Shopping Centre is a commercial building in Bishan (District 20). It is located along Bishan Place, Singapore 579837.

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

The site is leasehold, with about 64 years remaining on the lease. It occupies roughly 11,114 sqm of land with about 41,951 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$1,178 psf. The most recent was in November 2001.

26 businesses are currently registered at this address with ACRA.

The nearest MRT is Bishan MRT, 140 m away (about a 2-minute walk). The closest bus stop (Bishan Stn) is 92 m away (about a 1-minute walk).

What is Junction 8 Shopping Centre zoned as?

Key takeawayJunction 8 Shopping Centre sits on land zoned COMMERCIAL.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Urban design area: Bishan Sub-Regional Centre Ud Area

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 Junction 8 Shopping Centre sold for?

Key takeaway1 transaction is on record since 1995, most recently in Nov 2001 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2001	Retail	S$295.00M	250,351 sqft	$1,178

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 Junction 8 Shopping Centre rent for?

Key takeawayNo street- or building-level rent is published here. Across District 20 retail, retail space rented at a median of $21.19 psf a month in 2026Q3, with the middle half of leases between $12.24 and $31.36. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 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 20 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 Junction 8 Shopping Centre

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 Junction 8 Shopping Centre?

Key takeawayURA has approved 37 changes of use at Junction 8 Shopping Centre 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.

25 Sept 2026ApprovedFloor 1
Change of use to restaurant use
Proposed change of use of unit #01-XX to restaurant use at junction 8
25 Sept 2026ApprovedFloor 4
Change of use to amusement centre
Proposed change of use of unit #04-XX to amusement centre at junction 8
31 Mar 2026ApprovedFloor 2
Change of use: shop → indoor playground
Proposed change of use of units #02-XX, #02-XX, #02-XX from shop to indoor playground at junction 8
4 Nov 2025ApprovedFloor 2
Change of use to shop
Proposed change of use of part of common corridor to shop (kiosk) (expansion of unit #02-XX) at junction 8
16 Sept 2025Renewed
Continued use as car polishing and waxing
Continued use of 3 carparking lots (lot nos. 339, 340 & 341) to car polishing and waxing at basement 2
16 Sept 2025ApprovedFloor 4
Change of use to medical clinic use
Proposed change of use of units #04-XX and #04-XX to medical clinic use at junction 8
27 Aug 2025ApprovedFloor 1
Change of use: shop → restaurant
Proposed change of use of units #01-XX and #01-XX from shop to restaurant at junction 8
14 Oct 2024ApprovedFloor 2
Change of use to massage establishment
Proposed change of use of unit #02-XX to massage establishment
2 Oct 2024ApprovedFloor B1
Change of use to restaurant
Proposed change of use of units #B1-XX, #B1-XX and #B1-XX to restaurant
23 Apr 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
28 Mar 2024ApprovedFloor 4
Change of use to commercial school
Proposed change of use of units #04-XX and #04-XX to commercial school
4 Sept 2023ApprovedFloor 2
Change of use to clinic
Proposed change of use of unit #02-XX to clinic

63 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).

What do commercial rents run near Junction 8 Shopping Centre?

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

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

An INDICATIVE AREA yield for District 20 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 20 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$133.15	$188.46	$400.81
B1 & Below · 30 & Below	$619.37	$706.67	$790.91
B1 & Below · >30 - 100	$297.17	$316.52	$350.31
Level 1 · >30 - 100	$70.71	$96.43	$227.01
Level 2 & 3 · >30 - 100	$130.42	$267.72	$324.88
Level 1 · >100 - 300	$68.64	$87.36	$129.01

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 Junction 8 Shopping Centre?

Key takeawayThe nearest MRT/LRT is Bishan MRT, about 141 m away — and 2 competing retail premisess operate nearby.

Getting around

Bishan MRT141 m · ~2 min

Amenities nearby

Bishan MRT Exit A · 42 mBishan Stn · 92 mP Tan Family Medicine Clinic · 151 mBishan Community Club · 266 mEducational Institution · 270 mClover Way Pg · 273 mPlace Of Worship · 440 m

Competing premises nearby

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

Junction 8 · 41 mNTUC Fairprice Co-operative Ltd · 41 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Junction 8 Shopping Centre

Key takeawayThe nearest station is Bishan (NS17 / CC15), 42 m away — a busy station, with about 60,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 86% of retail buildings

nearest MRT/LRT Bishan (NS17/CC15) 42 m, about 60,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 53,000 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 49,000 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

Bishan (NS17 / CC15)42 m · about 60,000 weekday taps
Marymount (CC16)973 m · about 17,000 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 Junction 8 Shopping Centre. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 53,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Junction 8 (development car park)33 m
rates not published as open data
Blk 514 Bishan Street 13 (HDB)143 m
S$0.60 per half-hour at midday on a weekday · gantry 1.8 m · 563 car lots
Blk 505 Bishan Street 11 (HDB)151 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m
Blk 503/504 Bishan Street 11 (HDB)157 m
S$0.60 per half-hour at midday on a weekday · 380 car lots
Blk 511/513 Bishan Street 13 (HDB)158 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 8 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Toa Payoh West, 1.8 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Junction 8 Shopping Centre's own car park, if it has one, and its charges are not in the open data.

Who's registered at Junction 8 Shopping Centre?

Key takeaway15 live companies (and LLPs and branches; sole proprietors are not counted) list Junction 8 Shopping Centre as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
5
Wholesale and retail trade
4
Education
4
Other services
2
Financial and insurance
0
Administrative and support services
0
Professional, scientific and technical services
0
Health and social services
0
Manufacturing
0
Transportation and storage
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 Junction 8 Shopping Centre

Where is Junction 8 Shopping Centre?⌄

Junction 8 Shopping Centre is at 9 Bishan Place, Singapore 579837, in the Bishan planning area.

What is Junction 8 Shopping Centre zoned as?⌄

Junction 8 Shopping Centre sits on land zoned commercial under the URA Master Plan.

What is the tenure of Junction 8 Shopping Centre?⌄

Junction 8 Shopping Centre is leasehold. About 64 years remain on the lease.

What have units at Junction 8 Shopping Centre sold for?⌄

Across 1 recorded transaction, the median price is S$1,178 psf. The latest was in November 2001.

What is the nearest MRT station to Junction 8 Shopping Centre?⌄

Bishan MRT is the closest, 140 m away (about a 2-minute walk).

How many businesses are registered at Junction 8 Shopping Centre?⌄

26 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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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.

Owner: the REIT or SGX-listed company whose latest valuation notice or annual report lists this building (a later divestment removes it). '(N% interest)' or '(part of the strata)' when it holds less than the whole. A building with no listed owner shows none — a private owner is never named.

Car-park lots: as the owner's latest annual report prints them.

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, the owner's SGX filings, the owner's annual report (as filed on SGX), LTA DataMall car parks, LTA DataMall passenger volumes, PropKaki's foot-traffic model, CommercialGuru — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

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.