CommercialRESIDENTIALDistrict 14 · Geylang

Mountbatten Square

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Mountbatten Square is a commercial building in District 14 · Geylang, on land zoned RESIDENTIAL under the URA Master Plan. ACRA records 49 live company registrations at this address.

The facts are here — now get the verdict on Mountbatten Square.

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What are the key facts about Mountbatten Square?

Key takeawayMountbatten Square is a commercial building in District 14 · Geylang, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Subject to Detailed Planning
Tenure: Not on record
District / Area: District 14 · Geylang
Address: 229 Mountbatten Road
Land area: 21,162 sqm
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 49

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Mountbatten Square

Mountbatten Square is a mixed-use building in Geylang (District 14). It is located along Mountbatten Road, Singapore 398007.

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

It occupies roughly 21,162 sqm of land.

71 businesses are currently registered at this address with ACRA.

The nearest MRT is Mountbatten MRT, 202 m away (about a 3-minute walk). The closest bus stop (Opp S.A. Deaf) is 162 m away (about a 2-minute walk). Kallang Wave Mall is 1.0 km away (about a 16-minute walk).

What is Mountbatten Square zoned as?

Key takeawayMountbatten Square sits on land zoned RESIDENTIAL.

Land-use zone: RESIDENTIAL
Gross plot ratio: Subject to Detailed Planning

URA has not published a fixed plot ratio for this site — the Master Plan records "SDP" (Subject to Detailed Planning), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

BCA-verified envelope: built 19,916 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 does space at Mountbatten Square rent for?

Key takeawayNo rent is published for Mountbatten Square itself. On its street, Mountbatten Road, retail space rented at a median of $9.29 psf a month in 2026Q3, with the middle half of leases between $5.13 and $11.94. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Mountbatten Road

Street level · 2026Q3

25th pct

$5.13

$55.20 psm

Median

$9.29

$100.00 psm

75th pct

$11.94

$128.48 psm

S$ per sq ft per month · median +17.6% on a year earlier

2023Q4 · $72.22 psm2026Q3 · $100.00 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 Mountbatten Road

Street level · 2026Q3

25th pct

$3.26

$35.09 psm

Median

$3.71

$39.95 psm

75th pct

$4.66

$50.21 psm

S$ per sq ft per month · median -23.6% on a year earlier

2023Q4 · $34.25 psm2026Q3 · $39.95 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 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 Mountbatten Square

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.

What's been approved at Mountbatten Square?

Key takeawayURA has approved 13 changes of use at Mountbatten Square since 2000, most recently in 2021, and refused 3. 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.

10 Nov 2022RenewedFloor 1
Continued use as commercial school
Continued use of units #01-XX to #01-XX & units #01-XX to #01-XX as commercial school at transitional office building - mountbatten square
2 Jul 2021ApprovedFloor 3
Change of use to office and commercial school
Proposed change of use of units #03-XX to office and commercial school
25 Sept 2020ApprovedFloor 2
Change of use to office
Proposed change of use of units #02-XX and #02-XX to office - mountbatten square
14 Oct 2019RenewedFloor 1
Continued use as commercial school
Continued use of units #01-XX to #01-XX & units #01-XX to #01-XX as commercial school at transitional office building -mountbatten square
13 Apr 2018RefusedFloor 1
Change of use to commercial school
Change of use of the 1st storey office units #01-XX & #01-XX to commercial school at 229 mountbatten road - mountbatten square
28 Oct 2016RenewedFloor 1
Continued use as commercial school
Continued use of units #01-XX to #01-XX & units #01-XX to #01-XX as commercial school at transitional office building -mountbatten square
18 Apr 2016RefusedFloor 1
Change of use: office → commercial school
Proposed change of use of unit #01-XX from office to commercial school on lot 06829x mk 25 at 229 mountbatten road (mountbatten square) (geylang planning area)
17 Mar 2016RefusedFloor 1
Change of use to restaurant
Change of use of unit #01-XX to restaurant at mountbatten square
2 Dec 2014ApprovedFloor 2
Change of use to child day care centre
Change of use of unit #02-XX to child day care centre at mountbatten square
8 May 2014ApprovedFloor 3
Change of use to commercial school
Change of use of units #03-XX to #03-XX and units #03-XX to commercial school at 229 mountbatten road -mountbatten square
14 Dec 2013RenewedFloor 2
Continued use as commercial school
Continued use of unit #02-XX from transitional office as commercial school(music enrichment centre)
19 Nov 2013RenewedFloor 1
Continued use as commercial school
Continued use of units #01-XX to #01-XX & units #01-XX to #01-XX as commercial school at transitional office building -mountbatten square

9 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 Mountbatten Road price?

Key takeawayAcross 39 strata sales on Mountbatten Road in the last 5 years, the median is $3,252 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,252

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

What do commercial rents run near Mountbatten Square?

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

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 Mountbatten Square?

Key takeawayThe nearest MRT/LRT is Mountbatten MRT, about 202 m away.

Getting around

Mountbatten MRT202 m · ~3 min

Amenities nearby

Opp S.A. Deaf · 162 mMountbatten MRT Exit A · 170 mPlace Of Worship · 216 mMt Batten Rd/Old Airport Rd Os · 300 mKallang Estate Market · 304 mChoong's Clinic · 355 mNTUC Fairprice Co-operative Ltd · 388 mEducational Institution · 480 mMountbatten Community Club · 653 mHotel · 832 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Mountbatten Square

Key takeawayThe nearest station is Mountbatten (CC7), 169 m away — a quiet station, with about 12,000 taps in and out on an average weekday. 16 public car parks are within 500 m.

Foot traffic: busier than 13% of office buildings

nearest MRT/LRT Mountbatten (CC7) 169 m, about 12,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 9, about 10,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 31,000 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

Mountbatten (CC7)169 m · about 12,000 weekday taps
Stadium (CC6)729 m · about 13,000 weekday taps
Dakota (CC8)747 m · about 16,000 weekday taps
Aljunied (EW9)978 m · about 47,000 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 Mountbatten Square. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 10,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 9,10,12 Pine Close (HDB)178 m
S$0.60 per half-hour at midday on a weekday · 95 car lots
Blk 11A Pine Close (HDB)213 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 535 car lots
Blk 21 Jalan Empat (HDB)251 m
S$0.60 per half-hour at midday on a weekday · 73 car lots
Blk 17 Jalan Empat (HDB)286 m
S$0.60 per half-hour at midday on a weekday
Old Airport Rd (URA)364 m
S$0.60 per half-hour at midday on a weekday · 6 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Geylang Area, 625 m away, S$90/month.

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

Who's registered at Mountbatten Square?

Key takeaway49 live companies (and LLPs and branches; sole proprietors are not counted) list Mountbatten Square as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
15
Wholesale and retail trade
8
Information and communications
7
Health and social services
4
Financial and insurance
3
Transportation and storage
3
Administrative and support services
2
Other services
2
Construction
2
Education
1

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. Most registrations here are dead: this is a registered-office address (corporate secretaries), so the count says nothing about how busy the building is. ACRA, as of 2026-09-16.

What is Mountbatten Square's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 115 kWh/m²·yr

Frequently asked questions about Mountbatten Square

Where is Mountbatten Square?⌄

Mountbatten Square is at 229 Mountbatten Road, Singapore 398007, in the Geylang planning area.

What is Mountbatten Square zoned as?⌄

Mountbatten Square sits on land zoned residential under the URA Master Plan.

Have there been any recorded transactions at Mountbatten Square?⌄

No caveats have been lodged for Mountbatten Square in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to Mountbatten Square?⌄

Mountbatten MRT is the closest, 202 m away (about a 3-minute walk).

How many businesses are registered at Mountbatten Square?⌄

71 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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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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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, 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.