CommercialCOMMERCIALFreeholdDistrict 8 · Kallang

Spa Building

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2007

Quick Summary

Spa Building is a commercial building in District 8 · Kallang, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.2. It is freehold. 13 transactions are on record since 1995, at a median S$801 psf, most recently in May 2007. ACRA records 10 live company registrations at this address.

The facts are here — now get the verdict on Spa Building.

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What are the key facts about Spa Building?

Key takeawaySpa Building is a commercial building in District 8 · Kallang, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Tenure: Freehold
District / Area: District 8 · Kallang
Address: 5 Verdun Road
Land area: 894 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 22
Managing agent: CHAMBERS PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 1987 (MCST 1305)
Submarket: City Fringe
Units with a recorded sale: At least 9
Transactions on record: 13 (records start 1995)
Live listings: None
ACRA registrations: 10

About Spa Building

Spa Building is a mixed-use building in Kallang (District 08). It is located along Verdun Road, Singapore 207274.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 4.2.

The site is freehold. It occupies roughly 894 sqm of land with about 3,756 sqm of gross floor area.

13 transactions have been recorded here, at a median of S$801 psf. The most recent was in May 2007.

14 businesses are currently registered at this address with ACRA.

The nearest MRT is Farrer Park MRT, 340 m away (about a 5-minute walk). The closest bus stop (Bef Tai Hoe Hotel) is 169 m away (about a 3-minute walk).

What is Spa Building zoned as?

Key takeawaySpa Building sits on land zoned COMMERCIAL with a gross plot ratio of 4.2.

Land-use zone: COMMERCIAL
Gross plot ratio: 4.2

BCA-verified envelope: allowable GFA 3,755 sqm · built 4,259 sqm · headroom -504 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 Spa Building sold for?

Key takeawayAcross 13 recorded transactions since 1995, the median price is about S$870k, most recently in May 2007.

Date	Use	Price	Area	PSF
May 2007	Retail	S$1.10M	1,055 sqft	$1,047
Mar 2007	Office	S$1.09M	1,087 sqft	$1,000
Feb 2006	Retail	S$480k	1,055 sqft	$455
Dec 2005	Retail	S$655k	818 sqft	$801
Dec 2005	Office	S$888k	893 sqft	$994
Oct 2005	Office	S$450k	893 sqft	$504
Oct 2005	Office	S$220k	431 sqft	$511
Feb 2000	Retail	S$1.24M	1,970 sqft	$628
Jun 1999	Retail	S$1.13M	980 sqft	$1,149
Jan 1996	Office	S$785k	893 sqft	$879

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 Spa Building rent for?

Key takeawayNo street- or building-level rent is published here. Across District 8 retail, retail space rented at a median of $8.25 psf a month in 2026Q3, with the middle half of leases between $6.30 and $9.03. That is not this building's own rent, and never a quote for a particular unit.

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 Spa Building

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 Spa Building?

Key takeawayURA has approved 4 changes of use at Spa Building 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.

16 Feb 2026Approved
Change of use: residential flats → office
Proposed change of use of the existing units on 5th storey from residential flats to office at spa building
13 Oct 2009ApprovedFloor 4
Change of use: residential → office
Change of use of unit #04-XX from residential to office
10 Aug 2007ApprovedFloor 6
Change of use: residential → office
Change of use of unit #06-XX from residential to office
7 Aug 2007ApprovedFloor 1
Change of use: shop & travel/ticket agency office → restaurant
Proposed change of use of units (#01-XX & #01-XX) from shop & travel/ticket agency office to restaurant
20 Dec 2006ApprovedFloor 3
Additions & alterations
Proposed additions and alterations and change of use from flat to office at unit no #03-XX & #03-XX at 5 verdun road

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).

What do commercial rents run near Spa Building?

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 Spa Building?

Key takeawayThe nearest MRT/LRT is Farrer Park MRT, about 340 m away — and 3 competing retail premisess operate nearby.

Getting around

Farrer Park MRT340 m · ~5 min

Amenities nearby

Hotel · 20 mT & T Family Health Clinic & Surgery · 69 mBef Tai Hoe Hotel · 169 mPlace Of Worship · 184 mFarrer Park MRT Exit I · 193 mCity Green · 202 mFarrer Park Hospital · 380 mEducational Institution · 554 mPek Kio Community Centre · 605 mKallang Polyclinic · 815 m

Competing premises nearby

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

Mustafa Holdings Pte Ltd · 38 mCity Square Mall · 174 mBerseh Food Centre · 319 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Spa Building

Key takeawayThe nearest station is Farrer Park (NE8), 193 m away — a busy station, with about 57,000 taps in and out on an average weekday. 63 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 39% of office buildings

nearest MRT/LRT Farrer Park (NE8) 193 m, about 57,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 8, about 28,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 36,000 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

Farrer Park (NE8)193 m · about 57,000 weekday taps
Jalan Besar (DT22)513 m · about 21,000 weekday taps
Little India (NE7 / DT12)685 m · about 55,000 weekday taps
Rochor (DT13)718 m · about 22,000 weekday taps
Lavender (EW11)797 m · about 39,000 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 Spa Building. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 28,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Verdun Rd (URA)32 m
S$0.60 per half-hour at midday on a weekday · 7 car lots
Verdun Rd Off St (URA)41 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Syed Alwi Rd (Jln Besa R - Serangoon Rd) (URA)76 m
S$0.60 per half-hour at midday on a weekday · 44 car lots
Backlane (Desker Rd) (URA)104 m
Sam Leong Rd (URA)120 m
S$0.60 per half-hour at midday on a weekday · 46 car lots

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

Who's registered at Spa Building?

Key takeaway10 live companies (and LLPs and branches; sole proprietors are not counted) list Spa Building as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Financial and insurance
2
Administrative and support services
2
Construction
1
Transportation and storage
1
Manufacturing
0
Real estate
0
Information and communications
0
Professional, scientific and technical services
0
Accommodation and food 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

What is Spa Building's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 133 kWh/m²·yr

Frequently asked questions about Spa Building

Where is Spa Building?⌄

Spa Building is at 5 Verdun Road, Singapore 207274, in the Kallang planning area.

What is Spa Building zoned as?⌄

Spa Building sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of Spa Building?⌄

Spa Building is freehold.

What have units at Spa Building sold for?⌄

Across 13 recorded transactions, the median price is S$801 psf. The latest was in May 2007.

What is the nearest MRT station to Spa Building?⌄

Farrer Park MRT is the closest, 340 m away (about a 5-minute walk).

How many businesses are registered at Spa Building?⌄

14 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 Spa Building.

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.

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.

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 — 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.