CommercialCOMMERCIALDistrict 14 · Geylang

The Primero

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

The Primero 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. ACRA records 0 live company registrations at this address.

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

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What are the key facts about The Primero?

Key takeawayThe Primero is a commercial building in District 14 · Geylang, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 14 · Geylang
Address: 1 Lorong 19 Geylang
Land area: 515 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 0

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About The Primero

The Primero is a mixed-use building in Geylang (District 14). It is located along Lorong 19 Geylang, Singapore 388487.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3.

It occupies roughly 515 sqm of land with about 1,441 sqm of gross floor area.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Aljunied MRT, 597 m away (about a 9-minute walk). The closest bus stop (Opp Mohd Salleh Mque) is 209 m away (about a 3-minute walk). Kallang Wave Mall is 1.3 km away (about a 20-minute walk).

What is The Primero zoned as?

Key takeawayThe Primero sits on land zoned COMMERCIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What does space at The Primero rent for?

Key takeawayNo rent is published for The Primero itself. On its street, Lorong 19 Geylang, retail space rented at a median of $6.44 psf a month in 2023Q4. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Lorong 19 Geylang

Street level · 2023Q4

25th pct

—

— psm

Median

$6.44

$69.35 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

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 Primero

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 Primero?

Key takeawayURA has approved 1 change of use at The Primero since 2000, most recently in 2009, 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.

13 Oct 2015RefusedFloors 2, 3, 4
Change of use: residential flats → students' hostel
Proposed change of use of units #02-XX, #03-XX & #04-XX from residential flats to students' hostel
16 Jul 2009Approved
Change of use to residential apartments
Change of use of the 2nd,3rd & 4th storey association to residential apartments (6 units)

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 Lorong 19 Geylang 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 The Primero?

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 Primero?

Key takeawayThe nearest MRT/LRT is Aljunied MRT, about 597 m away.

Getting around

Aljunied MRT597 m · ~9 min

Amenities nearby

Sheng Siong Supermarket Pte Ltd · 32 mXinhuo Medical Clinic · 76 mHotel · 184 mOpp Mohd Salleh Mque · 209 mEducational Institution · 335 mPlace Of Worship · 359 mBlk 49 Sims Place · 464 mAljunied MRT Exit A · 549 mGeylang West Community Club · 786 mKallang Wave Mall · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Primero

Key takeawayThe nearest station is Aljunied (EW9), 549 m away — a busy station, with about 47,000 taps in and out on an average weekday. 41 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 55% of retail buildings

nearest MRT/LRT Aljunied (EW9) 549 m, about 47,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 9, about 28,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 45,000 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

Aljunied (EW9)549 m · about 47,000 weekday taps
Mountbatten (CC7)798 m · about 12,000 weekday taps
Kallang (EW10)809 m · about 24,000 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 Primero. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Geylang Rd (URA)39 m
S$0.60 per half-hour at midday on a weekday · 168 car lots
Lor 17 Geylang (URA)68 m
S$0.60 per half-hour at midday on a weekday · 27 car lots
Lor 15 Geylang (URA)87 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Lor Bachok Off St (URA)113 m
S$0.60 per half-hour at midday on a weekday · 25 car lots
Lor 19 Geylang (URA)139 m
S$0.60 per half-hour at midday on a weekday · 38 car lots

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

Who's registered at The Primero?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list The Primero as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
Construction
0
Information and communications
0
Real estate
0
Administrative and support 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. ACRA, as of 2026-09-16.

Frequently asked questions about The Primero

Where is The Primero?⌄

The Primero is at 1 Lorong 19 Geylang, Singapore 388487, in the Geylang planning area.

What is The Primero zoned as?⌄

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

Have there been any recorded transactions at The Primero?⌄

No caveats have been lodged for The Primero in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to The Primero?⌄

Aljunied MRT is the closest, 597 m away (about a 9-minute walk).

How many businesses are registered at The Primero?⌄

2 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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Read the figures right

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

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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 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.