CommercialCOMMERCIALConservationDistrict 8 · Kallang

Petain Rd/Tyrwhitt Rd Conservation Area

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2002

Quick Summary

Petain Rd/Tyrwhitt Rd Conservation Area is a commercial building in District 8 · Kallang, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. 1 transaction is on record since 1995, most recently in Mar 2002. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Petain Rd/Tyrwhitt Rd Conservation Area.

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What are the key facts about Petain Rd/Tyrwhitt Rd Conservation Area?

Key takeawayPetain Rd/Tyrwhitt Rd Conservation Area is a commercial building in District 8 · Kallang, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 8 · Kallang
Address: 239 Jalan Besar
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About Petain Rd/Tyrwhitt Rd Conservation Area

Petain Rd/Tyrwhitt Rd Conservation Area is a commercial conservation area in Kallang (District 08). It is located along Jalan Besar, Singapore 208912.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3. 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$1,267 psf. The most recent was in March 2002.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Farrer Park MRT, 546 m away (about a 8-minute walk). The closest bus stop (Bef Tai Hoe Hotel) is 57 m away (about a 1-minute walk).

What is Petain Rd/Tyrwhitt Rd Conservation Area zoned as?

Key takeawayPetain Rd/Tyrwhitt Rd Conservation Area sits on land zoned COMMERCIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Conservation area: Jalan Besar
Conserved building: Yes

Run the full zoning report for this building →

What has Petain Rd/Tyrwhitt Rd Conservation Area sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2002 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2002	Shop House	S$2.00M	1,578 sqft	$1,267

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 Petain Rd/Tyrwhitt Rd Conservation Area rent for?

Key takeawayNo rent is published for Petain Rd/Tyrwhitt Rd Conservation Area itself. On its street, Jalan Besar, retail space rented at a median of $7.09 psf a month in 2026Q3, with the middle half of leases between $5.45 and $7.86. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Jalan Besar

Street level · 2026Q3

25th pct

$5.45

$58.63 psm

Median

$7.09

$76.30 psm

75th pct

$7.86

$84.56 psm

S$ per sq ft per month · median -19.1% on a year earlier

2023Q4 · $64.22 psm2026Q3 · $76.30 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 Jalan Besar

Street level · 2026Q3

25th pct

$4.73

$50.86 psm

Median

$5.59

$60.19 psm

75th pct

$6.71

$72.25 psm

S$ per sq ft per month · median +7.1% on a year earlier

2023Q4 · $53.03 psm2026Q3 · $60.19 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 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 Petain Rd/Tyrwhitt Rd 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 Petain Rd/Tyrwhitt Rd Conservation Area?

Key takeawayURA has approved 4 changes of use at Petain Rd/Tyrwhitt Rd Conservation Area since 2000, most recently in 2025, and refused 2. 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.

13 Aug 2025Approved
Change of use to karaoke lounge
Proposed change of use of 1st storey premises to karaoke lounge at petain road/tyrwhitt road conservation area
18 Dec 2024Refused
Change of use to restaurant and bar with live entertainment
Proposed change of use of 1st storey premises to restaurant and bar with live entertainment
25 Apr 2024Renewed
Continued use as restaurant and 3rd and attic premises as residential
Continued use of 1st storey premises as restaurant and 3rd and attic premises as residential
15 Jun 2023Approved
Change of use to restaurant and 3rd and attic premises to residential
Proposed change of use of 1st storey premises to restaurant and 3rd and attic premises to residential
8 Nov 2022Refused
Change of use to backpackers' hostel
Proposed change of use of 3-storey building with a 4-storey rear extension to backpackers' hostel
24 Nov 2015Approved
Change of use: commercial school → restaurant
Proposed change of use of the 1st storey of the existing part 3/4-storey building from commercial school to restaurant
6 Jul 2010Approved
Change of use to commercial school
Proposed change of use of the existing part 3/4-storey building to commercial school
23 Aug 2000Approved
Additions & alterations
Proposed conservation of existing 3-storey building with a 4-storey rear extension for commercial use (shop & office)

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 Jalan Besar price?

Key takeawayAcross 49 strata sales on Jalan Besar in the last 5 years, the median is $2,744 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,744

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

What do commercial rents run near Petain Rd/Tyrwhitt Rd 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 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 near Petain Rd/Tyrwhitt Rd Conservation Area?

Key takeawayThe nearest MRT/LRT is Farrer Park MRT, about 546 m away — and 3 competing retail premisess operate nearby.

Getting around

Farrer Park MRT546 m · ~9 min

Amenities nearby

Hotel · 39 mBef Tai Hoe Hotel · 57 mHan's Clinic · 120 mPlace Of Worship · 149 mSomme Rd Pg · 198 mFarrer Park MRT Exit H · 311 mJalan Besar Community Club · 475 mEducational Institution · 510 mFarrer Park Hospital · 561 mKallang Polyclinic · 791 m

Competing premises nearby

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

City Square Mall · 234 mSong Fish Dealer Pte Ltd · 234 mBerseh Food Centre · 287 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Petain Rd/Tyrwhitt Rd Conservation Area

Key takeawayThe nearest station is Farrer Park (NE8), 310 m away — a busy station, with about 57,000 taps in and out on an average weekday. 68 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 43% of retail buildings

nearest MRT/LRT Farrer Park (NE8) 310 m, about 57,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 3, about 5,857 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

Farrer Park (NE8)310 m · about 57,000 weekday taps
Jalan Besar (DT22)557 m · about 21,000 weekday taps
Lavender (EW11)580 m · about 39,000 weekday taps
Bendemeer (DT23)717 m · about 11,000 weekday taps
Rochor (DT13)811 m · about 22,000 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 Petain Rd/Tyrwhitt Rd Conservation Area. Transfers between lines don't tap, so interchanges read low.

Bus

3 bus stops within 400 m, with 5,857 boardings and alightings on an average weekday.

Public car parks within 500 m

Backlane (Kitchener Rd - Plumer Rd) (URA)60 m
Plumer Rd (URA)69 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Backlane (Sam Leong Rd ) (URA)69 m
Sam Leong Rd (URA)124 m
S$0.60 per half-hour at midday on a weekday · 46 car lots
Backlane (Townshend Rd - Jln Besar) (URA)155 m

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

Who's registered at Petain Rd/Tyrwhitt Rd Conservation Area?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Petain Rd/Tyrwhitt Rd Conservation Area as their registered address. These are registered businesses, not who occupies the space.

Information and communications
1
Accommodation and food 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 Petain Rd/Tyrwhitt Rd Conservation Area

Where is Petain Rd/Tyrwhitt Rd Conservation Area?⌄

Petain Rd/Tyrwhitt Rd Conservation Area is at 239 Jalan Besar, Singapore 208912, in the Kallang planning area.

What is Petain Rd/Tyrwhitt Rd Conservation Area zoned as?⌄

Petain Rd/Tyrwhitt Rd Conservation Area sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

Is Petain Rd/Tyrwhitt Rd Conservation Area a conserved property?⌄

Yes. Petain Rd/Tyrwhitt Rd Conservation Area falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Petain Rd/Tyrwhitt Rd Conservation Area sold for?⌄

Across 1 recorded transaction, the median price is S$1,267 psf. The latest was in March 2002.

What is the nearest MRT station to Petain Rd/Tyrwhitt Rd Conservation Area?⌄

Farrer Park MRT is the closest, 546 m away (about a 8-minute walk).

How many businesses are registered at Petain Rd/Tyrwhitt Rd Conservation Area?⌄

2 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.

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%).

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 — 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.