CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 21 · Bukit Timah

Kap

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2025

Quick Summary

Kap is a commercial building in District 21 · Bukit Timah, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 115 transactions are on record since 1995, at a median S$5,730 psf, most recently in Dec 2025. 18 units are currently listed for sale or rent. ACRA records 63 live company registrations at this address.

The facts are here — now get the verdict on Kap.

Ask PropKaki

What are the key facts about Kap?

Key takeawayKap is a commercial building in District 21 · Bukit Timah, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 21 · Bukit Timah
Address: 9 King Albert Park
Land area: 5,535 sqm
Completed: 2016 (per CommercialGuru)
Storeys: 2 (© OpenStreetMap contributors)
Developer: Oxley Sanctuary Pte Ltd (per CommercialGuru)
Total units (CommercialGuru's count): 107
Strata lots (whole development, MCST): 249
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2017
Submarket: City Fringe
Units with a recorded sale: At least 102
Listed as: Other Retail, Shop / Shophouse, Food & Beverage
Transactions on record: 115 (records start 1995)
Live listings: 18
ACRA registrations: 63

What are the specs at Kap?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Power supply: 32A, 40A, 63A, 100A or 300A 3-phase / single-phase (varies by unit); Source: the developer's sales brochure
Cargo / goods lifts: 1; Source: the developer's sales brochure
Loading bays: 2; Source: the developer's sales brochure
Facilities: car park; Source: CommercialGuru

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for Kap?

Key takeawayWe hold the developer's sales-brochure floor plans for Kap — 2 plans, linked to 100 of the 100 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

1st storey
2nd storey

Units with a plan: 100 · 172 sq ft – 2,476 sq ft (recorded sales)

Source: developer's sales brochure.

About Kap

Kap is a commercial building in Bukit Timah (District 21). It is located along King Albert Park, Singapore 598332.

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 5,535 sqm of land with about 17,146 sqm of gross floor area.

115 transactions have been recorded here, at a median of S$5,730 psf. The most recent was in December 2025.

80 businesses are currently registered at this address with ACRA.

The nearest MRT is King Albert Park MRT, 477 m away (about a 7-minute walk). The closest bus stop (King Albert Pk) is 120 m away (about a 2-minute walk).

What is Kap zoned as?

Key takeawayKap 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 16,605 sqm · built 5,535 sqm · headroom 11,070 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 Kap sold for?

Key takeawayAcross 115 recorded transactions since 1995, the median price is about S$2.79M, most recently in Dec 2025.

Date	Use	Price	Area	PSF
Dec 2025	Retail	S$2.50M	710 sqft	$3,519
Dec 2025	Retail	S$2.58M	689 sqft	$3,745
Jul 2025	Retail	S$2.00M	807 sqft	$2,477
Jul 2024	Retail	S$1.55M	377 sqft	$4,114
Jul 2024	Retail	S$1.63M	398 sqft	$4,093
Oct 2023	Retail	S$1.18M	344 sqft	$3,426
Aug 2023	Retail	S$2.09M	689 sqft	$3,031
Dec 2022	Retail	S$2.20M	614 sqft	$3,586
Jul 2022	Retail	S$2.56M	743 sqft	$3,447
Feb 2022	Retail	S$1.10M	280 sqft	$3,930

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 Kap 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 Kap

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.

How fast units move at Kap

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 5 units for rent; 13 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 3 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, 0 new listings appeared and 3 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 Kap?

Key takeawayURA has approved 66 changes of use at Kap since 2000, most recently in 2026, and refused 5. 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 Oct 2026ApprovedFloor 1
Change of use to supermarket
Proposed change of use of units #01-XX & #01-XX to supermarket at kap
4 Aug 2026RenewedFloor 1
Continued use as gym/fitness centre
Continued use of unit #01-XX as gym/fitness centre at kap
13 Jul 2026ApprovedFloor 1
Change of use to multi-purpose room
Proposed change of use of units #01-XX & #01-XX to multi-purpose room (no live entertainment or alcohol) at kap
3 Jul 2026ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of shop unit #01-XX to massage establishment at kap
24 Jun 2026ApprovedFloor 1
Change of use to pet boarding and pet grooming use
Proposed change of use of shop unit #01-XX to pet boarding and pet grooming use at kap
22 May 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop unit #01-XX to commercial school at kap
29 Apr 2026RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant at kap
14 Apr 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of restaurant unit #01-XX to commercial school at kap
26 Mar 2026RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant at kap
4 Feb 2026ApprovedFloor 1
Change of use to takeaway foodshop
Proposed change of use of unit #01-XX to takeaway foodshop at kap
6 Jan 2026ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop at kap
12 Nov 2025ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop at kap

77 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 King Albert Park price?

Key takeawayAcross 10 strata sales on King Albert Park in the last 5 years, the median is $3,553 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,553

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

What do commercial rents run near Kap?

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 available at Kap right now?

Key takeaway18 units are currently listed at Kap — 13 for sale and 5 for rent. One row per unit; several agents often market the same unit.

For sale (13)

Kap3 agentsS$1.65M · 301 sqft
KapS$1.55M · 301 sqft
King Albert Park (KAP)S$1.40M · 323 sqft
King Albert Park (KAP)2 agentsS$1.80M · 323 sqft

For rent (5)

KapS$9k/mo · 1,066 sqft
KapS$6k/mo · 730 sqft
King Albert Park (KAP)S$3k/mo · 323 sqft
King Albert Park (KAP)S$6k/mo · 549 sqft

Browse every listing at this building →

What is near Kap?

Key takeawayThe nearest MRT/LRT is King Albert Park MRT, about 477 m away — and 3 competing retail premisess operate nearby.

Getting around

King Albert Park MRT477 m · ~7 min

Amenities nearby

My Clinic · 14 mEducational Institution · 104 mKing Albert Pk · 120 mKing Albert Park MRT Exit A · 443 mRailway Corridor Rifle Range Connector · 490 mPlace Of Worship · 646 mBukit Timah Community Club · 930 m

Competing premises nearby

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

Kap Mall · 15 mNTUC Fairprice Co-operative Ltd · 214 mBukit Timah Market · 623 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Kap

Key takeawayThe nearest station is King Albert Park (DT6), 443 m away — a moderately busy station, with about 16,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Blk 1A Toh Yi Drive (HDB), 602 m away; the nearest URA season parking is Hillview Terrace, 2.9 km away (S$90/month).

Foot traffic: busier than 24% of retail buildings

nearest MRT/LRT King Albert Park (DT6) 443 m, about 16,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 24,000 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 16,000 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

King Albert Park (DT6)443 m · about 16,000 weekday taps
Beauty World (DT5)518 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 Kap. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 24,000 boardings and alightings on an average weekday.

Who's registered at Kap?

Key takeaway63 live companies (and LLPs and branches; sole proprietors are not counted) list Kap as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
12
Other services
10
Wholesale and retail trade
9
Education
8
Information and communications
5
Health and social services
5
Administrative and support services
3
Transportation and storage
3
Financial and insurance
2
Professional, scientific and technical services
2

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.

What is Kap's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 179 kWh/m²·yr

Frequently asked questions about Kap

Where is Kap?⌄

Kap is at 9 King Albert Park, Singapore 598332, in the Bukit Timah planning area.

What is Kap zoned as?⌄

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

What is the tenure of Kap?⌄

Kap is freehold.

What have units at Kap sold for?⌄

Across 115 recorded transactions, the median price is S$5,730 psf. The latest was in December 2025.

What is the nearest MRT station to Kap?⌄

King Albert Park MRT is the closest, 477 m away (about a 7-minute walk).

How many businesses are registered at Kap?⌄

80 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.

For agents · in the PropKaki app

The facts are here — now get the verdict on Kap.

Ask what a unit here would fetch, what the zone allows, or how it compares.

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Tell me about Kap — recent transactions, zoning and what's listed there.

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This development is also registered as the residential project Kap Residences.

Read the figures right

Completion year: as CommercialGuru states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

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.

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.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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.

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 CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, OpenStreetMap (© OpenStreetMap contributors), the developer's sales brochure (floor plans) — 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.