CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 3 · Bukit Merah

Tiong Bahru Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2011

Quick Summary

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.

The facts are here — now get the verdict on Tiong Bahru Estate.

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What are the key facts about Tiong Bahru Estate?

Key takeawayTiong Bahru Estate is a commercial building in District 3 · Bukit Merah, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

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: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
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?

Key takeawayTiong Bahru Estate sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has Tiong Bahru Estate sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jun 2011 — too few to support a median, so the deals themselves are listed instead.

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. sqm ↔ sq ft converter

What does space at Tiong Bahru Estate rent for?

Key takeawayNo rent is published for Tiong Bahru Estate itself. On its street, Eng Hoon Street, retail space rented at a median of $8.70 psf a month in 2024Q4. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Eng Hoon Street

Street level · 2024Q4

25th pct

—

— psm

Median

$8.70

$93.66 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 3 retail

Region band · 2026Q3

25th pct

$7.49

$80.65 psm

Median

$10.49

$112.95 psm

75th pct

$14.10

$151.72 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 3 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 Tiong Bahru Estate

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 Tiong Bahru Estate?

Key takeawayURA has approved 1 change of use at Tiong Bahru Estate since 2000, most recently in 2003. 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.

28 Apr 2025Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
8 Jan 2020Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
22 Nov 2016Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
18 Dec 2013Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
24 Nov 2010Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
20 Sept 2006Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
31 Oct 2003Approved
Change of use to eating house
Change of use of the existing shop on the 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).

What do commercial rents run near Tiong Bahru Estate?

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

Indicative area yield — District 3 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$112.95 psm/mo

2026Q3

Price side (strata, 5y)

$3,294 psf

38 sales

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, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$78.10	$94.74	$116.67
Level 1 · 30 & Below	$73.20	$92.12	$107.33
Level 1 · >30 - 100	$83.20	$164.15	$200.48
Level 2 & 3 · >30 - 100	$58.43	$67.44	$75.00
Level 1 · >100 - 300	$226.54	$240.67	$264.22
Level 2 & 3 · >100 - 300	$83.56	$131.15	$186.77

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?

Key takeawayThe nearest MRT/LRT is Havelock MRT, about 530 m away — and 3 competing retail premisess operate nearby.

Getting around

Havelock MRT530 m · ~8 min

Amenities nearby

Place Of Worship · 3 mHotel · 7 mBlk 55 · 112 mEducational Institution · 172 mKim Tian Clinic · 193 mSingapore General Hospital · 242 mTiong Bahru Community Centre · 257 mHavelock MRT Exit 1 · 325 mBusiness Park · 407 mPearl'S Hill City Pk · 489 m

Competing premises nearby

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

Fassler Gourmet Pte Ltd · 73 mTiong Bahru Market · 268 mTiong Bahru Plaza · 871 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tiong Bahru Estate

Key takeawayThe nearest station is Havelock (TE16), 325 m away — a moderately busy station, with about 16,000 taps in and out on an average weekday. 15 public car parks are within 500 m.

Foot traffic: busier than 53% of retail buildings

nearest MRT/LRT Havelock (TE16) 325 m, about 16,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 6, about 13,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 51,000 residents within 1 km (June 2026); 1 other mall 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

Havelock (TE16)325 m · about 16,000 weekday taps
Outram Park (EW16 / NE3 / TE17)447 m · about 78,000 weekday taps
Tiong Bahru (EW17)813 m · about 52,000 weekday taps
Chinatown (NE4 / DT19)942 m · about 97,000 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 Tiong Bahru Estate. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 13,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 59 Eng Hoon Street (HDB)107 m
S$0.60 per half-hour at midday on a weekday
Blk 61/69 Seng Poh Lane (HDB)157 m
S$0.60 per half-hour at midday on a weekday · gantry 2.4 m · 132 car lots
Outram Rd (URA)186 m
S$0.60 per half-hour at midday on a weekday · 27 car lots
Blk 66/73 Eng Watt Street (HDB)204 m
S$0.60 per half-hour at midday on a weekday
Outram Hill (URA)223 m
S$0.60 per half-hour at midday on a weekday · 11 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Blair Road-Everton Roa D Area, 861 m away, S$80/month.

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

Who's registered at Tiong Bahru Estate?

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

Wholesale and retail trade
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 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).

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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.

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.

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 PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), 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.