CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYConservationFreeholdDistrict 8 · Kallang

Race Course Rd/Owen Rd Con Area

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 1998

Quick Summary

Race Course Rd/Owen Rd Con Area is a commercial building in District 8 · Kallang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 3 transactions are on record since 1995, most recently in Mar 1998. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Race Course Rd/Owen Rd Con Area.

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What are the key facts about Race Course Rd/Owen Rd Con Area?

Key takeawayRace Course Rd/Owen Rd Con Area is a commercial building in District 8 · Kallang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 8 · Kallang
Address: 35 Tessensohn Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 0

About Race Course Rd/Owen Rd Con Area

Race Course Rd/Owen Rd Con Area is a commercial estate in Kallang (District 08). It is located along Tessensohn Road, Singapore 217657.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold.

3 transactions have been recorded here, at a median of S$929 psf. The most recent was in March 1998.

The nearest MRT is Farrer Park MRT, 602 m away (about a 9-minute walk). The closest bus stop (Sri Vadapathira K Tp) is 129 m away (about a 2-minute walk).

What is Race Course Rd/Owen Rd Con Area zoned as?

Key takeawayRace Course Rd/Owen Rd Con Area sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0, with conservation status.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Conservation area: Jalan Besar
Conserved building: Yes

Run the full zoning report for this building →

What has Race Course Rd/Owen Rd Con Area sold for?

Key takeaway3 transactions are on record since 1995, most recently in Mar 1998 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 1998	Shop House	S$1.65M	1,501 sqft	$1,100
Dec 1995	Shop House	S$1.39M	1,496 sqft	$929
Aug 1995	Shop House	S$1.31M	1,496 sqft	$876

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 Race Course Rd/Owen Rd Con Area rent for?

Key takeawayNo rent is published for Race Course Rd/Owen Rd Con Area itself. On its street, Tessensohn Road, retail space rented at a median of $7.69 psf a month in 2024Q4. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Tessensohn Road

Street level · 2024Q4

25th pct

—

— psm

Median

$7.69

$82.81 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

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 Race Course Rd/Owen Rd Con 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 Race Course Rd/Owen Rd Con Area?

Key takeawayURA's planning decisions at Race Course Rd/Owen Rd Con Area since 2000 are below. 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.

29 Nov 2012Approved
Additions & alterations
1st extension of written permission for approved additions and alterations to a conserved 2-storey shophouse with a 3-storey rear extension involving a new 4th storey rear extension and roof terrace comprising a shop at the 1st storey and a residential flat unit on the upper floor
18 Nov 2010Approved
Additions & alterations
Prop a/a to a conserved 2-sty shophouse with a 3-sty rear extension involving a new 4th sty rear extension and roof terrace comprising a shop at the 1st sty and a resi flat unit on the upper floors
7 Feb 2003Approved
Additions & alterations
Proposed conservation of the existing 2-storey building with a 3-storey rear extension for residential use with commercial at 1st storey
11 Mar 2002Approved
Additions & alterations
Proposed amendment to approved conservation of the existing 2-storey building with a 3-storey rear extension for residential use with commercial at 1st storey
25 Nov 2000Refused
Additions & alterations
Proposed amendment to approved conservation of the existing 2-sty building with a 3-sty rear extension for commercial use
28 Oct 2000Approved
Additions & alterations
Extension of written permission for proposed conservation of the existing 2-storey building with a 3-storey rear extension for residential use with commercial at 1st storey

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 Tessensohn Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near Race Course Rd/Owen Rd Con 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 Race Course Rd/Owen Rd Con Area?

Key takeawayThe nearest MRT/LRT is Farrer Park MRT, about 602 m away — and 3 competing retail premisess operate nearby.

Getting around

Farrer Park MRT602 m · ~9 min

Amenities nearby

Place Of Worship · 67 mStarlight Clinic · 107 mSri Vadapathira K Tp · 129 mKallang Polyclinic · 205 mEducational Institution · 330 mFarrer Park MRT Exit B · 372 mHotel · 394 mCity Green · 468 mFarrer Park Hospital · 506 mKallang Community Club · 631 m

Competing premises nearby

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

Amista International Pte. Ltd. · 185 mCity Square Mall · 501 mBlk 29 Bendemeer Road · 751 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Race Course Rd/Owen Rd Con Area

Key takeawayThe nearest station is Farrer Park (NE8), 372 m away — a busy station, with about 57,000 taps in and out on an average weekday. 31 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 54% of retail buildings

nearest MRT/LRT Farrer Park (NE8) 372 m, about 57,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 11, about 17,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 47,000 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)372 m · about 57,000 weekday taps
Boon Keng (NE9)456 m · about 51,000 weekday taps
Bendemeer (DT23)696 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 Race Course Rd/Owen Rd Con Area. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Race Course Rd (URA)135 m
S$0.60 per half-hour at midday on a weekday · 52 car lots
Blk 684/685 Race Course Road (HDB)164 m
S$0.60 per half-hour at midday on a weekday · 43 car lots
Tessensohn Rd (URA)172 m
S$0.60 per half-hour at midday on a weekday · 43 car lots
Blk 140 Mcnair Road (HDB)182 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 315 car lots
Serangoon Rd (Kitchene R Rd - Lavender St) (URA)186 m
S$0.60 per half-hour at midday on a weekday · 42 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.

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

Who's registered at Race Course Rd/Owen Rd Con Area?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Race Course Rd/Owen Rd Con Area as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
Construction
0
Manufacturing
0
Accommodation and food services
0
Information and communications
0
Financial and insurance
0
Professional, scientific and technical 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 Race Course Rd/Owen Rd Con Area

Where is Race Course Rd/Owen Rd Con Area?⌄

Race Course Rd/Owen Rd Con Area is at 35 Tessensohn Road, Singapore 217657, in the Kallang planning area.

What is Race Course Rd/Owen Rd Con Area zoned as?⌄

Race Course Rd/Owen Rd Con Area sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Race Course Rd/Owen Rd Con Area?⌄

Race Course Rd/Owen Rd Con Area is freehold.

Is Race Course Rd/Owen Rd Con Area a conserved property?⌄

Yes. Race Course Rd/Owen Rd Con Area falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Race Course Rd/Owen Rd Con Area sold for?⌄

Across 3 recorded transactions, the median price is S$929 psf. The latest was in March 1998.

What is the nearest MRT station to Race Course Rd/Owen Rd Con Area?⌄

Farrer Park MRT is the closest, 602 m away (about a 9-minute walk).

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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.

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.

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 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.