CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 14 · Kallang

Studio8

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2024

Quick Summary

Studio8 is a commercial building in District 14 · Kallang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 7 transactions are on record since 1995, most recently in Mar 2024. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on Studio8.

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What are the key facts about Studio8?

Key takeawayStudio8 is a commercial building in District 14 · Kallang, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 14 · Kallang
Address: 8 Jalan Ayer
Land area: 556 sqm
Completed: 2014 (per EdgeProp)
Storeys: 7 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 35
Managing agent: 1 PROPERTY ASSET MANAGEMENT PTE LTD
Strata formed: 2015 (MCST 4271)
Submarket: City Fringe
Units with a recorded sale: At least 4
Transactions on record: 7 (records start 1995)
Live listings: None
ACRA registrations: 4

About Studio8

Studio8 is a mixed-use building in Kallang (District 14). It is located along Jalan Ayer, Singapore 389144.

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 556 sqm of land with about 1,668 sqm of gross floor area.

7 transactions have been recorded here, at a median of S$1,919 psf. The most recent was in March 2024.

5 businesses are currently registered at this address with ACRA.

The nearest MRT is Kallang MRT, 187 m away (about a 3-minute walk). The closest bus stop (Aft Sims Way) is 77 m away (about a 1-minute walk). Kallang Wave Mall is 894 m away (about a 14-minute walk).

What is Studio8 zoned as?

Key takeawayStudio8 sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Studio8 sold for?

Key takeaway7 transactions are on record since 1995, most recently in Mar 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2024	Office	S$1.00M	431 sqft	$2,323
Aug 2023	Office	S$760k	409 sqft	$1,858
Jul 2022	Office	S$660k	366 sqft	$1,803
Sept 2012	Office	S$702k	366 sqft	$1,919
Sept 2012	Office	S$826k	431 sqft	$1,918
Sept 2012	Office	S$911k	431 sqft	$2,116
May 2012	Office	S$818k	409 sqft	$2,000

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 Studio8 rent for?

Key takeawayNo street- or building-level rent is published here. Across District 14 retail, retail space rented at a median of $10.45 psf a month in 2026Q3, with the middle half of leases between $7.49 and $12.53. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 Studio8

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.

How fast units move at Studio8

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 0 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 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 Studio8?

Key takeawayURA has approved 3 changes of use at Studio8 since 2000, most recently in 2025, and refused 1. 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.

18 Dec 2025ApprovedFloor 1
Change of use to laundromat
Proposed change of use of #01-XX to laundromat at studio8
26 Jun 2024RenewedFloor 1
Continued use as pizza making & delivery shop & unit #01-xx as restaurant
Continued use of unit #01-XX as pizza making & delivery shop & unit #01-XX as restaurant
17 Jun 2021RenewedFloor 1
Continued use as pizza making & delivery shop & unit #01-xx as restaurant
Continued use of unit #01-XX as pizza making & delivery shop & unit #01-XX as restaurant
28 Jul 2020ApprovedFloor 2
Change of use to office with ancillary storage area
Proposed change of use of unit #02-XX to office with ancillary storage area (frozen food) - studio8
29 Jul 2019ApprovedFloor 1
Change of use to pizza making & delivery shop & unit #01-xx to restaurant
Proposed change of use of unit #01-XX to pizza making & delivery shop & unit #01-XX to restaurant
26 Jul 2015Refused
Change of use to eating house
Proposed change of use of 2 units of shop at 1st storey to eating house

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 Ayer 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 Studio8?

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

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 Studio8?

Key takeawayThe nearest MRT/LRT is Kallang MRT, about 187 m away.

Getting around

Kallang MRT187 m · ~3 min

Amenities nearby

Aft Sims Way · 77 mKallang MRT Exit A · 152 mNTUC Fairprice Co-operative Ltd · 180 mT Medical Clinic (Kallang) · 182 mHotel · 246 mEducational Institution · 388 mBlk 17 Upper Boon Keng Road · 463 mGeylang West Community Club · 514 mPlace Of Worship · 558 mKallang Wave Mall · 894 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Studio8

Key takeawayThe nearest station is Kallang (EW10), 151 m away — a moderately busy station, with about 24,000 taps in and out on an average weekday. 19 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 24% of office buildings

nearest MRT/LRT Kallang (EW10) 151 m, about 24,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 29,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 32,000 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

Kallang (EW10)151 m · about 24,000 weekday taps
Stadium (CC6)932 m · about 13,000 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 Studio8. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 29,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 115 Jalan Ayer (HDB)47 m
no short-term parking · gantry 2.1 m · 178 car lots
Blk 114 Lorong 3 Geylang (HDB)89 m
no short-term parking · gantry 4.15 m · 47 car lots
Lor 1 Geylang Rd Off S T (URA)121 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 64 car lots
Blk 113/114 Lorong 3 Geylang (HDB)133 m
S$0.60 per half-hour at midday on a weekday
Lor 3 Geylang (URA)166 m
S$0.60 per half-hour at midday on a weekday · 4 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. 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. Studio8's own car park, if it has one, and its charges are not in the open data.

Who's registered at Studio8?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list Studio8 as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
2
Professional, scientific and technical services
1
Administrative and support services
1
Wholesale and retail trade
0
Manufacturing
0
Construction
0
Transportation and storage
0
Information and communications
0
Health and social 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.

Frequently asked questions about Studio8

Where is Studio8?⌄

Studio8 is at 8 Jalan Ayer, Singapore 389144, in the Kallang planning area.

What is Studio8 zoned as?⌄

Studio8 sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Studio8?⌄

Studio8 is freehold.

What have units at Studio8 sold for?⌄

Across 7 recorded transactions, the median price is S$1,919 psf. The latest was in March 2024.

What is the nearest MRT station to Studio8?⌄

Kallang MRT is the closest, 187 m away (about a 3-minute walk).

How many businesses are registered at Studio8?⌄

5 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.

For agents · in the PropKaki app

The facts are here — now get the verdict on Studio8.

Ask what a unit here would fetch, what the zone allows, or how it compares.

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Tell me about Studio8 — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

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This development is also registered as the residential project Studio8.

Read the figures right

Completion year: as EdgeProp states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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