CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 10 · Bukit Timah

Second Avenue Junction

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2025

Quick Summary

Second Avenue Junction is a commercial building in District 10 · Bukit Timah, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 22 transactions are on record since 1995, at a median S$1,309 psf, most recently in Oct 2025. 1 unit is currently listed for rent. ACRA records 11 live company registrations at this address.

The facts are here — now get the verdict on Second Avenue Junction.

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What are the key facts about Second Avenue Junction?

Key takeawaySecond Avenue Junction is a commercial building in District 10 · 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 10 · Bukit Timah
Address: 733 Bukit Timah Road
Land area: 1,654 sqm
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 21
Managing agent: ILAND PROPERTY CONSULTANTS PTE LTD
Strata formed: 1997 (MCST 2118)
Submarket: City Fringe
Units with a recorded sale: At least 11
Transactions on record: 22 (records start 1995)
Live listings: 1
ACRA registrations: 11

What are the specs at Second Avenue Junction?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About Second Avenue Junction

Second Avenue Junction is a mixed-use building in Bukit Timah (District 10). It is located along Bukit Timah Road, Singapore 269748.

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 1,654 sqm of land with about 4,962 sqm of gross floor area.

22 transactions have been recorded here, at a median of S$1,308 psf. The most recent was in October 2025.

16 businesses are currently registered at this address with ACRA.

The nearest MRT is Sixth Avenue MRT, 307 m away (about a 5-minute walk). The closest bus stop (Aft Jln Naga Sari) is 86 m away (about a 1-minute walk).

What is Second Avenue Junction zoned as?

Key takeawaySecond Avenue Junction 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 4,962 sqm · built 965 sqm · headroom 3,997 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 Second Avenue Junction sold for?

Key takeawayAcross 22 recorded transactions since 1995, the median price is about S$1.23M, most recently in Oct 2025.

Date	Use	Price	Area	PSF
Oct 2025	Retail	S$2.88M	883 sqft	$3,263
Apr 2021	Retail	S$5.80M	2,497 sqft	$2,323
Aug 2017	Retail	S$2.38M	883 sqft	$2,696
Jun 2013	Retail	S$2.53M	872 sqft	$2,902
Oct 2011	Retail	S$1.90M	872 sqft	$2,179
Jul 2008	Retail	S$1.20M	915 sqft	$1,312
Jun 2008	Retail	S$1.20M	915 sqft	$1,312
Apr 2008	Retail	S$1.38M	883 sqft	$1,563
Jul 2007	Retail	S$850k	1,012 sqft	$840
Jul 2007	Retail	S$1.10M	872 sqft	$1,262

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 Second Avenue Junction rent for?

Key takeawayNo rent is published for Second Avenue Junction itself. On its street, Bukit Timah Road, retail space rented at a median of $12.92 psf a month in 2026Q3, with the middle half of leases between $6.76 and $14.75. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Bukit Timah Road

Street level · 2026Q3

25th pct

$6.76

$72.79 psm

Median

$12.92

$139.10 psm

75th pct

$14.75

$158.77 psm

S$ per sq ft per month · median -10.2% on a year earlier

2023Q4 · $118.46 psm2026Q3 · $139.10 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 Bukit Timah Road

Street level · 2026Q1

25th pct

$3.75

$40.35 psm

Median

$5.42

$58.33 psm

75th pct

$5.74

$61.76 psm

S$ per sq ft per month · median -30.3% on a year earlier

2022Q4 · $52.77 psm2026Q1 · $58.33 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 10 retail

Region band · 2026Q3

25th pct

$10.99

$118.27 psm

Median

$15.77

$169.72 psm

75th pct

$17.07

$183.73 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 10 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 Second Avenue Junction

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 Second Avenue Junction

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 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 Second Avenue Junction?

Key takeawayURA has approved 11 changes of use at Second Avenue Junction since 2000, most recently in 2026. 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.

22 Jan 2026ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school at second avenue junction
30 May 2023ApprovedFloor 1
Change of use to therapy centre
Proposed change of use of unit #01-XX to therapy centre (psychological and special education needs services) at second avenue junction
26 Dec 2019ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to a commercial school
24 Jan 2019RenewedFloor 2
Continued use as pet shop
Continued use of unit #02-XX as a pet shop
28 Nov 2018ApprovedFloor 1
Change of use to pet shop
Proposed change of use of unit #01-XX to pet shop
7 May 2018Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
16 Dec 2015RenewedFloor 2
Continued use as pet shop
Continued use of unit #02-XX as a pet shop
15 Oct 2012RenewedFloor 2
Continued use as pet shop
Continued use of unit #02-XX as a pet shop
2 Aug 2012ApprovedFloor 2
Change of use to commercial school with ancillary refreshment area
Change of use of unit #02-XX to commercial school with ancillary refreshment area
22 Dec 2011Agency worksFloor 2
Change of use to office or commercial school
Lodgment for use of unit #02-XX as office or commercial school
1 Dec 2009RenewedFloor 2
Continued use as pet shop
Continued use of unit #02-XX as a pet shop
10 Mar 2008RenewedFloor 2
Continued use as restaurant
Continued use of unit #02-XX shop as restaurant

8 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 Bukit Timah Road price?

Key takeawayAcross 17 strata sales on Bukit Timah Road in the last 5 years, the median is $3,263 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,263

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

What do commercial rents run near Second Avenue Junction?

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

Indicative area yield — District 10 retail

Gross yield (area)

4.2%

3.8% net of property tax

Rent side (median of bands)

$169.72 psm/mo

2026Q3

Price side (strata, 5y)

$4,533 psf

34 sales

An INDICATIVE AREA yield for District 10 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 10 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$328.53	$418.19	$451.58
Level 2 & 3 · 30 & Below	$155.00	$169.72	$183.73
Level 2 & 3 · >30 - 100	$141.55	$202.35	$215.19
Level 1 · >30 - 100	$118.27	$184.62	$215.15
Level 1 · >100 - 300	$80.00	$110.62	$158.42
Level 2 & 3 · >100 - 300	$90.05	$135.62	$146.17
Level 2 & 3 · >300	$93.68	$99.85	$147.67

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 Second Avenue Junction right now?

Key takeaway1 unit is currently listed at Second Avenue Junction. One row per unit; several agents often market the same unit.

For rent (1)

Second Avenue Junction2 agentsS$8k/mo · 883 sqft

Browse every listing at this building →

What is near Second Avenue Junction?

Key takeawayThe nearest MRT/LRT is Sixth Avenue MRT, about 307 m away — and 1 competing retail premises operate nearby.

Getting around

Sixth Avenue MRT307 m · ~5 min

Amenities nearby

Aft Jln Naga Sari · 86 mEducational Institution · 177 mSixth Avenue MRT Exit A · 340 mSwiss Clinic · 441 m

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 434 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Second Avenue Junction

Key takeawayThe nearest station is Sixth Avenue (DT7), 307 m away — a quiet station, with 9,681 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 3% of retail buildings

nearest MRT/LRT Sixth Avenue (DT7) 307 m, about 9,681 taps a weekday; bus stops within 400 m: 4, about 9,459 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 13,000 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

Sixth Avenue (DT7)307 m · 9,681 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 Second Avenue Junction. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 9,459 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Bukit Tima H Rd - Sixth Ave) (URA)390 m
S$0.60 per half-hour at midday on a weekday · 10 car lots

Nearest URA season parking: Coronation Road Area, 1.3 km away, S$90/month.

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

Who's registered at Second Avenue Junction?

Key takeaway11 live companies (and LLPs and branches; sole proprietors are not counted) list Second Avenue Junction as their registered address. These are registered businesses, not who occupies the space.

Education
3
Health and social services
2
Professional, scientific and technical services
2
Administrative and support services
1
Other services
1
Accommodation and food services
1
Arts, entertainment and recreation
1
Wholesale and retail trade
0
Manufacturing
0
Information and communications
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

What is Second Avenue Junction's BCA building profile?

BCA building type: Mixed Development
Green Mark: NA (NA)
Energy use intensity: 277 kWh/m²·yr

Frequently asked questions about Second Avenue Junction

Where is Second Avenue Junction?⌄

Second Avenue Junction is at 733 Bukit Timah Road, Singapore 269748, in the Bukit Timah planning area.

What is Second Avenue Junction zoned as?⌄

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

What is the tenure of Second Avenue Junction?⌄

Second Avenue Junction is freehold.

What have units at Second Avenue Junction sold for?⌄

Across 22 recorded transactions, the median price is S$1,308 psf. The latest was in October 2025.

What is the nearest MRT station to Second Avenue Junction?⌄

Sixth Avenue MRT is the closest, 307 m away (about a 5-minute walk).

How many businesses are registered at Second Avenue Junction?⌄

16 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 Second Avenue Junction.

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.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, CommercialGuru, 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.