Tiong Bahru Estate
Tiong Bahru Estate is a commercial building in District 3 · Bukit Merah, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 2 transactions are on record since 1995, most recently in Apr 2011. 2 units are currently listed for rent. ACRA records 1 live company registration at this address.
What are the key facts about Tiong Bahru Estate?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 3.0
- Tenure
- Freehold
- District / Area
- District 3 · Bukit Merah
- Address
- 10 Eng Hoon Street
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Transactions on record
- 2 (records start 1995)
- Live listings
- 2
- ACRA registrations
- 1
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 169760.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.
The site is freehold.
2 transactions have been recorded here, at a median of S$2,440 psf. The most recent was in April 2011.
3 businesses are currently registered at this address with ACRA.
The nearest MRT is Outram Park MRT, 505 m away (about a 8-minute walk). The closest bus stop (Bef Outram Flyover) is 133 m away (about a 2-minute walk).
What is Tiong Bahru Estate zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 3.0
What has Tiong Bahru Estate sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2011 | Shop House | S$2.90M | 891 sqft | $3,254 |
| Oct 2009 | Shop House | S$1.45M | 891 sqft | $1,627 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Tiong Bahru Estate rent for?
Retail space on Eng Hoon Street
Street level · 2024Q4S$ 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 · 2026Q3S$ 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
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
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.
How fast units move at Tiong Bahru Estate
Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 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 Tiong Bahru Estate?
- 15 Jan 2018RefusedFloor 1Change of use to shop
Proposed change of use of first storey residential flat (#01-XX) to shop at 10 eng hoon street
- 13 Oct 2010ApprovedAdditions & alterations
Amendment to the proposed erection of a block of 4-storey residential flat (3 units)
- 26 Jun 2009ApprovedAdditions & alterations
Extension of written permission for proposed retention and additions & alterations to a block of 4-storey flats (previously 162-13)
- 3 Jul 2007ApprovedAdditions & alterations
Retention and additions and alterations to a block of 4-storey flats
- 6 Jun 2003ApprovedAdditions & alterations
Proposed retention and additions and alterations to a block of 4 storey flats on lot 162-13 mk 01 at 10 eng hoon street
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$54.50 per unit).
What do commercial rents run near Tiong Bahru Estate?
Indicative area yield — District 3 retail
An INDICATIVE AREA yield for District 3 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 3 ($ psm/month, 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 available at Tiong Bahru Estate right now?
For rent (2)
- grd floor shop/tiong bahru/retail/clinic/salon/astheticsS$6k/mo · 800 sqft
- A rare Opportunity to establish your business in the Tong Bahru EstateS$6k/mo · 700 sqft
What is near Tiong Bahru Estate?
Getting around
- Outram Park MRT505 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.
Getting there and parking at Tiong Bahru Estate
nearest MRT/LRT Outram Park (EW16/NE3/TE17) 359 m, about 78,000 taps a weekday; 4 more stations within 1 km; bus stops within 400 m: 6, about 15,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 48,000 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
- Outram Park (EW16 / NE3 / TE17)359 m · about 78,000 weekday taps
- Havelock (TE16)376 m · about 16,000 weekday taps
- Chinatown (NE4 / DT19)863 m · about 97,000 weekday taps
- Tiong Bahru (EW17)901 m · about 52,000 weekday taps
- Maxwell (TE18)943 m · about 23,000 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 15,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Outram Hill (URA)189 mS$0.60 per half-hour at midday on a weekday · 11 car lots
- Blk 59 Eng Hoon Street (HDB)195 mS$0.60 per half-hour at midday on a weekday
- Outram Rd (URA)213 mS$0.60 per half-hour at midday on a weekday · 27 car lots
- Blk 61/69 Seng Poh Lane (HDB)243 mS$0.60 per half-hour at midday on a weekday · gantry 2.4 m · 132 car lots
- Blk 66/73 Eng Watt Street (HDB)284 mS$0.60 per half-hour at midday on a weekday
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, 810 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?
- Administrative and support services1
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 10 Eng Hoon Street, Singapore 169760, in the Bukit Merah planning area.
What is Tiong Bahru Estate zoned as?⌄
Tiong Bahru Estate sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.
What is the tenure of Tiong Bahru Estate?⌄
Tiong Bahru Estate is freehold.
What have units at Tiong Bahru Estate sold for?⌄
Across 2 recorded transactions, the median price is S$2,440 psf. The latest was in April 2011.
What is the nearest MRT station to Tiong Bahru Estate?⌄
Outram Park MRT is the closest, 505 m away (about a 8-minute walk).
How many businesses are registered at Tiong Bahru Estate?⌄
3 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.
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.