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. 5 transactions are on record since 1995, most recently in Dec 2021. ACRA records 4 live company registrations 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
- 20 Eng Hoon Street
- Land area
- —
- Transactions on record
- 5 (records start 1995)
- Live listings
- None
- ACRA registrations
- 4
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 169770.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.
The site is freehold.
5 transactions have been recorded here, at a median of S$2,706 psf. The most recent was in December 2021.
4 businesses are currently registered at this address with ACRA.
The nearest MRT is Outram Park MRT, 532 m away (about a 8-minute walk). The closest bus stop (Bef Outram Flyover) is 128 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 |
|---|---|---|---|---|
| Dec 2021 | Shop House | S$5.50M | 887 sqft | $6,201 |
| Nov 2012 | Shop House | S$4.30M | 887 sqft | $4,848 |
| Dec 2010 | Shop House | S$2.40M | 887 sqft | $2,706 |
| Jan 2007 | Shop House | S$980k | 887 sqft | $1,105 |
| Sept 1999 | Shop House | S$1.02M | 887 sqft | $1,150 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
What do commercial rents run near Tiong Bahru Estate?
Indicative area yield — District 3 retail
An INDICATIVE AREA yield for District 3 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 3 ($ 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
- Outram Park MRT532 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
- 4
- Registered last 3 years
- 0
- Most common type
- Local Company
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 20 Eng Hoon Street, Singapore 169770, 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 5 recorded transactions, the median price is S$2,706 psf. The latest was in December 2021.
What is the nearest MRT station to Tiong Bahru Estate?⌄
Outram Park MRT is the closest, 532 m away (about a 8-minute walk).
How many businesses are registered at Tiong Bahru Estate?⌄
4 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.