Tiong Bahru Estate
Tiong Bahru Estate is a commercial building in District 3 · Bukit Merah, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Jun 2011. ACRA records 0 live company registrations at this address.
What are the key facts about Tiong Bahru Estate?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 3 · Bukit Merah
- Address
- 42,42a Eng Hoon Street
- Land area
- —
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About Tiong Bahru Estate
Tiong Bahru Estate is a mixed-use estate in Bukit Merah (District 03). It is located along Eng Hoon Street, Singapore 169785.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.
The site is freehold.
1 transaction has been recorded here, at a median of S$3,887 psf. The most recent was in June 2011.
The nearest MRT is Havelock MRT, 530 m away (about a 8-minute walk). The closest bus stop (Blk 55) is 112 m away (about a 2-minute walk).
What is Tiong Bahru Estate zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- Subject to Evaluation
URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.
What has Tiong Bahru Estate sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jun 2011 | Shop House | S$3.37M | 867 sqft | $3,887 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
What do commercial rents run near Tiong Bahru Estate?
Indicative area yield — District 3 retail
An INDICATIVE AREA yield for District 3 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 3 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $95.98 | $132.22 | $183.14 |
| Level 2 & 3 · 30 & Below | $78.58 | $97.35 | $120.88 |
| Level 1 · >30 - 100 | $79.82 | $93.70 | $105.25 |
| Level 2 & 3 · >30 - 100 | $56.17 | $57.32 | $67.43 |
| Level 2 & 3 · >100 - 300 | $169.34 | $207.58 | $229.29 |
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 Tiong Bahru Estate?
Getting around
- Havelock MRT530 m · ~8 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at Tiong Bahru Estate?
- Live registrations
- 0
- Registered last 3 years
- 0
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.
Frequently asked questions about Tiong Bahru Estate
Where is Tiong Bahru Estate?⌄
Tiong Bahru Estate is at 42,42A Eng Hoon Street, Singapore 169785, in the Bukit Merah planning area.
What is Tiong Bahru Estate zoned as?⌄
Tiong Bahru Estate sits on land zoned residential with commercial at 1st storey under the URA Master Plan.
What is the tenure of Tiong Bahru Estate?⌄
Tiong Bahru Estate is freehold.
What have units at Tiong Bahru Estate sold for?⌄
Across 1 recorded transaction, the median price is S$3,887 psf. The latest was in June 2011.
What is the nearest MRT station to Tiong Bahru Estate?⌄
Havelock MRT is the closest, 530 m away (about a 8-minute walk).
The facts are here — now get the verdict on Tiong Bahru Estate.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.