CommercialRESIDENTIALLeaseholdDistrict 15 · Kallang

Sanctuary Green

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2021

Quick Summary

Sanctuary Green is a commercial building in District 15 · Kallang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 70 years remaining. 3 transactions are on record since 1995, most recently in Feb 2021. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on Sanctuary Green.

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What are the key facts about Sanctuary Green?

Key takeawaySanctuary Green is a commercial building in District 15 · Kallang, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 15 · Kallang
Address: 189 Tanjong Rhu Road
Land area: 23,552 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 523
Managing agent: CHAMBERS PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 2004 (MCST 2916)
Submarket: City Fringe
Units with a recorded sale: At least 1
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 2

About Sanctuary Green

Sanctuary Green is a mixed-use building in Kallang (District 15). It is located along Tanjong Rhu Road, Singapore 436926.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is leasehold, with about 70 years remaining on the lease. It occupies roughly 23,552 sqm of land with about 66,074 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$1,239 psf. The most recent was in February 2021.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Tanjong Rhu MRT, 248 m away (about a 4-minute walk). The closest bus stop (Pebble Bay) is 88 m away (about a 1-minute walk).

What is Sanctuary Green zoned as?

Key takeawaySanctuary Green sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has Sanctuary Green sold for?

Key takeaway3 transactions are on record since 1995, most recently in Feb 2021 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 2021	Retail	S$400k	258 sqft	$1,548
Mar 2008	Retail	S$320k	258 sqft	$1,239
May 2006	Retail	S$200k	258 sqft	$774

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 Sanctuary Green rent for?

Key takeawayNo street- or building-level rent is published here. Across District 15 retail, retail space rented at a median of $9.14 psf a month in 2026Q3, with the middle half of leases between $7.55 and $14.01. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 Sanctuary Green

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 Sanctuary Green?

Key takeawayURA's planning decisions at Sanctuary Green 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.

19 Aug 2021ApprovedFloor 1
Additions & alterations
Proposed lightweight roof covering over private enclosed space (pes) of block 187 #01-XX at sanctuary green
21 Sept 2011Approved
Additions & alterations
Proposed additions & alterations to existing condominium housing development and retention of conversion of 3 car parking lots to management office 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 Tanjong Rhu 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 Sanctuary Green?

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

Indicative area yield — District 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 Sanctuary Green?

Key takeawayThe nearest MRT/LRT is Tanjong Rhu MRT, about 248 m away — and 1 competing retail premises operate nearby.

Getting around

Tanjong Rhu MRT248 m · ~4 min

Amenities nearby

Pebble Bay · 88 mTanjong Rhu MRT Exit 1 · 236 mEast Coast Park Area A · 337 mHotel · 871 m

Competing premises nearby

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

Kallang Wave Mall · 757 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Sanctuary Green

Key takeawayThe nearest station is Tanjong Rhu (TE23), 236 m away — a quiet station, with 5,889 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Blk 2 Beach Road (HDB), 1.1 km away; the nearest URA season parking is Kampong Bugis Off St, 1.2 km away (S$90/month).

Foot traffic: busier than 6% of retail buildings

nearest MRT/LRT Tanjong Rhu (TE23) 236 m, about 5,889 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 6, about 2,228 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 7,247 residents within 1 km (June 2026); 1 other mall 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

Tanjong Rhu (TE23)236 m · 5,889 weekday taps
Stadium (CC6)749 m · about 13,000 weekday taps
Nicoll Highway (CC5)875 m · about 10,000 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 Sanctuary Green. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 2,228 boardings and alightings on an average weekday.

Who's registered at Sanctuary Green?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list Sanctuary Green as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Financial and insurance
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 Sanctuary Green

Where is Sanctuary Green?⌄

Sanctuary Green is at 189 Tanjong Rhu Road, Singapore 436926, in the Kallang planning area.

What is Sanctuary Green zoned as?⌄

Sanctuary Green sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Sanctuary Green?⌄

Sanctuary Green is leasehold. About 70 years remain on the lease.

What have units at Sanctuary Green sold for?⌄

Across 3 recorded transactions, the median price is S$1,239 psf. The latest was in February 2021.

What is the nearest MRT station to Sanctuary Green?⌄

Tanjong Rhu MRT is the closest, 248 m away (about a 4-minute walk).

How many businesses are registered at Sanctuary Green?⌄

3 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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This development is also registered as the residential project Sanctuary Green.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

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 BCA's MCST register, PropKaki's submarket map, 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.