CommercialCOMMERCIALConservationFreeholdDistrict 14 · Geylang

The Arizon

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2024

Quick Summary

The Arizon is a commercial building in District 14 · Geylang, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 44 transactions are on record since 1995, at a median S$836 psf, most recently in Jun 2024. ACRA records 46 live company registrations at this address.

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

Ask PropKaki

What are the key facts about The Arizon?

Key takeawayThe Arizon is a commercial building in District 14 · Geylang, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 14 · Geylang
Address: 538 Geylang Road
Land area: 1,478 sqm
Completed: 2009 (per CommercialGuru)
Storeys: Not on record
Developer: Ranesis Development Pte Ltd (per CommercialGuru)
Strata lots (whole development, MCST): 38
Managing agent: ABSOLUT PROPERTIES PTE LTD
Strata formed: 2013 (MCST 3916)
Submarket: City Fringe
Units with a recorded sale: At least 24
Transactions on record: 44 (records start 1995)
Live listings: None
ACRA registrations: 46

What are the specs at The Arizon?

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

Are there floor plans for The Arizon?

Key takeawayWe hold the developer's sales-brochure floor plans for The Arizon — 1 plan. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

a storey

Source: developer's sales brochure.

About The Arizon

The Arizon is a mixed-use building in Geylang (District 14). It is located along Geylang Road, Singapore 389493.

Under the URA Master Plan it sits on land zoned commercial 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. It occupies roughly 1,478 sqm of land with about 4,293 sqm of gross floor area.

44 transactions have been recorded here, at a median of S$836 psf. The most recent was in June 2024.

62 businesses are currently registered at this address with ACRA.

The nearest MRT is Aljunied MRT, 509 m away (about a 8-minute walk). The closest bus stop (Aft Lor 34 Geylang) is 94 m away (about a 2-minute walk).

What is The Arizon zoned as?

Key takeawayThe Arizon sits on land zoned COMMERCIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Conservation area: Geylang
Conserved building: Yes

Run the full zoning report for this building →

What has The Arizon sold for?

Key takeawayAcross 44 recorded transactions since 1995, the median price is about S$960k, most recently in Jun 2024.

Date	Use	Price	Area	PSF
Jun 2024	Office	S$1.10M	1,152 sqft	$956
May 2024	Retail	S$2.52M	797 sqft	$3,159
May 2024	Retail	S$2.84M	915 sqft	$3,103
May 2024	Retail	S$2.81M	904 sqft	$3,106
May 2024	Retail	S$2.67M	797 sqft	$3,357
Apr 2024	Retail	S$2.84M	915 sqft	$3,104
Mar 2024	Retail	S$2.84M	915 sqft	$3,103
Mar 2024	Retail	S$2.59M	797 sqft	$3,257
Mar 2024	Retail	S$2.46M	635 sqft	$3,870
Mar 2024	Retail	S$2.79M	872 sqft	$3,206

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 The Arizon rent for?

Key takeawayNo rent is published for The Arizon itself. On its street, Geylang Road, office space rented at a median of $6.50 psf a month in 2026Q3, with the middle half of leases between $4.83 and $6.97. That is not this building's own rent, and never a quote for a particular unit.

Office space on Geylang Road

Street level · 2026Q3

25th pct

$4.83

$52.00 psm

Median

$6.50

$70.00 psm

75th pct

$6.97

$75.00 psm

S$ per sq ft per month · median +0.5% on a year earlier

2023Q4 · $52.56 psm2026Q3 · $70.00 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 on Geylang Road

Street level · 2026Q3

25th pct

$6.35

$68.31 psm

Median

$7.90

$85.00 psm

75th pct

$13.44

$144.71 psm

S$ per sq ft per month · median -4.7% on a year earlier

2023Q4 · $97.47 psm2026Q3 · $85.00 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).

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 The Arizon

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 The Arizon?

Key takeawayURA has approved 14 changes of use at The Arizon since 2000, most recently in 2024, 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.

27 Dec 2024ApprovedFloor 1
Change of use to take-away food shop
Change of use of the 1st storey unit #01-XX to take-away food shop (no dining in)
22 Aug 2024ApprovedFloor 1
Change of use to shop
Change of use of the 1st storey unit #01-XX to shop
19 Aug 2024ApprovedFloor 4
Additions & alterations
Regularization of gfa and proposed amendment to the approved retention of works at existing private roof terrace as leisure area (on roof) for residential flat unit #04-XX of the existing 4-storey residential rear extension building
21 May 2024RenewedFloor 2
Continued use as office and attic as association
Continued use of the 2nd storey unit #02-XX as office and attic as association
7 May 2024ApprovedFloor 4
Additions & alterations
Retention of works at existing private roof terrace as leisure area (on roof) for residential flat unit #04-XX of the existing 4-storey residential rear extension building mk25 on lot 98200c no 538, geylang road
19 May 2021ApprovedFloor 2
Change of use to office
Proposed use of the 2nd storey unit #02-XX as office
16 Mar 2021ApprovedFloor 2
Change of use to office and attic to association
Change of use of the 2nd storey unit #02-XX to office and attic to association
16 Feb 2017ApprovedFloor 1
Change of use to supermarket
Change of use of the 1st storey shop units (#01-XX, #01-XX, #01-XX, #01-XX, #01-XX & #01-XX) to supermarket
27 Dec 2016Agency worksFloor 1
Change of use to shop
Lodgment for proposed use of units #01-XX, #01-XX, #01-XX, #01-XX, #01-XX & #01-XX as shop
19 Jun 2015ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school at 538 geylang road
14 May 2015Agency worksFloor 1
Change of use to commercial school
Lodgment for proposed change of use of unit #01-XX to commercial school and unit #01-XX to office on lot 98200c mk25 at 538 geylang road (geylang planning area)
19 Sept 2014ApprovedFloor 1
Change of use: shop → laundry
Change of use of unit #01-XX at 538 geylang road from shop to laundry

12 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 Geylang Road price?

Key takeawayAcross 48 strata sales on Geylang Road in the last 5 years, the median is $2,787 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,787

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

What do commercial rents run near The Arizon?

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 The Arizon?

Key takeawayThe nearest MRT/LRT is Aljunied MRT, about 509 m away — and 3 competing retail premisess operate nearby.

Getting around

Aljunied MRT509 m · ~8 min

Amenities nearby

Aft Lor 34 Geylang · 94 mPlace Of Worship · 181 mTay Clinic · 183 mEducational Institution · 270 mHotel · 273 mLorong 40 Geylang Pg · 309 mMountbatten Community Club · 503 mAljunied MRT Exit A · 534 mGeylang Polyclinic · 645 m

Competing premises nearby

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

Abedin Trading Pte. Ltd. · 56 mBlk 51 Old Airport Road # · 614 mPaya Lebar Square · 875 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Arizon

Key takeawayThe nearest station is Aljunied (EW9), 509 m away — a busy station, with about 47,000 taps in and out on an average weekday. 34 public car parks are within 500 m.

Foot traffic: busier than 43% of retail buildings

nearest MRT/LRT Aljunied (EW9) 509 m, about 47,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 6, about 12,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 45,000 residents within 1 km (June 2026); 3 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

Aljunied (EW9)509 m · about 47,000 weekday taps
Dakota (CC8)624 m · about 16,000 weekday taps
Paya Lebar (EW8 / CC9)689 m · about 95,000 weekday taps
Mountbatten (CC7)893 m · about 12,000 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 The Arizon. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor 32 Geylang (URA)108 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Lor 30 Geylang (URA)116 m
S$0.60 per half-hour at midday on a weekday · 17 car lots
Lor 31 Geylang (URA)143 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Lor 29 Geylang (URA)146 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
Lor 31 Geylang Off St (URA)160 m
S$0.60 per half-hour at midday on a weekday · 51 car lots

Nearest URA season parking: Geylang Area, 500 m away, S$90/month.

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

Who's registered at The Arizon?

Key takeaway46 live companies (and LLPs and branches; sole proprietors are not counted) list The Arizon as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
11
Construction
11
Real estate
9
Professional, scientific and technical services
4
Accommodation and food services
4
Wholesale and retail trade
1
Education
1
Other services
1
Transportation and storage
1
Administrative and support services
1

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 The Arizon

Where is The Arizon?⌄

The Arizon is at 538 Geylang Road, Singapore 389493, in the Geylang planning area.

What is The Arizon zoned as?⌄

The Arizon sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of The Arizon?⌄

The Arizon is freehold.

Is The Arizon a conserved property?⌄

Yes. The Arizon falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at The Arizon sold for?⌄

Across 44 recorded transactions, the median price is S$836 psf. The latest was in June 2024.

What is the nearest MRT station to The Arizon?⌄

Aljunied MRT is the closest, 509 m away (about a 8-minute walk).

How many businesses are registered at The Arizon?⌄

62 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 The Arizon.

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This development is also registered as the residential project The Arizon.

Read the figures right

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

Developer: as CommercialGuru names it, not checked against an official record.

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.

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 CommercialGuru, 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, the developer's sales brochure (floor plans) — 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.