Tiong Bahru Plaza
Tiong Bahru Plaza is a commercial building in District 3 · Bukit Merah, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 64 years remaining. 1 transaction is on record since 1995, most recently in Dec 2001. 2 units are currently listed for sale or rent. ACRA records 5 live company registrations at this address.
What are the key facts about Tiong Bahru Plaza?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 3.0
- Tenure
- Leasehold
- District / Area
- District 3 · Bukit Merah
- Address
- 302 Tiong Bahru Road
- Land area
- 15,252 sqm
- Completed
- Not on record
- Storeys
- Not on record
- Owner
- Frasers Centrepoint Trust (SGX filings)
- Net lettable area
- 171,136 sq ft (the owner's annual report (as filed on SGX))
- Car-park lots
- 338 (the owner's annual report (as filed on SGX))
- Submarket
- City Fringe
- Listed as
- Food & Beverage, Shop / Shophouse
- Transactions on record
- 1 (records start 1995)
- Live listings
- 2
- ACRA registrations
- 5
Who owns Tiong Bahru Plaza, and what is it valued at?
- Net lettable area
- 171,136 sq ft
- Committed occupancy
- 94.6%
- Car-park lots
- 338
- Land tenure
- 99-year leasehold from 1 September 1991
- Green Mark
- BCA Green Mark Gold (GM: 2021 In Operation)
- Major tenants
- NTUC FairPrice, Beauty One International, United Overseas Bank Limited, Hanbaobao Pte. Ltd., DBS Bank Ltd
Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.
About Tiong Bahru Plaza
Tiong Bahru Plaza is a commercial building in Bukit Merah (District 03). It is located along Tiong Bahru Road, Singapore 168732.
Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3.
The site is leasehold, with about 64 years remaining on the lease. It occupies roughly 15,252 sqm of land with about 48,235 sqm of gross floor area.
1 transaction has been recorded here, at a median of S$1,055 psf. The most recent was in December 2001.
9 businesses are currently registered at this address with ACRA.
The nearest MRT is Tiong Bahru MRT, 28 m away (about a 0-minute walk). The closest bus stop (Tiong Bahru Stn/Plaza) is 38 m away (about a 1-minute walk).
What is Tiong Bahru Plaza zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 3.0
What has Tiong Bahru Plaza sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Dec 2001 | Retail | S$192.00M | 182,056 sqft | $1,055 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Tiong Bahru Plaza rent for?
Retail space on Tiong Bahru Road
Street level · 2026Q3S$ per sq ft per month · median -8.9% on a year earlier
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).
Office space on Tiong Bahru Road
Street level · 2026Q3S$ per sq ft per month (median only published)
URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (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 Plaza
- 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 Plaza
Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.
Sale: 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 Plaza?
- 23 Jul 2026ApprovedFloor 2Change of use to amusement centre
Proposed change of use of unit #02-XX to amusement centre
- 12 May 2026ApprovedFloor 4Change of use to indoor playground with ancillary restaurant
Proposed change of use of units #04-XX & #04-XX to indoor playground with ancillary restaurant
- 21 Jan 2026ApprovedFloor 1Change of use to restaurant
Proposed change of use of unit #01-XX at tiong bahru plaza to restaurant
- 15 Dec 2025ApprovedFloor 2Change of use to amusement centre
Proposed change of use of unit #02-XX to amusement centre
- 12 Sept 2025ApprovedFloor 2Change of use
Proposed addition of live entertainment at existing restaurant unit #02-XX
- 5 Feb 2025RenewedFloor 4Continued use as massage establishment
Continued use of unit #04-XX as massage establishment
- 4 Feb 2025RenewedFloor 1Continued use as restaurant with live entertainment
Continued use of unit #01-XX tiong bahru plaza as restaurant with live entertainment
- 13 Oct 2024ApprovedFloor 2Change of use to restaurant
Proposed change of use to unit #02-XX tiong bahru plaza to restaurant
- 15 Jul 2024ApprovedFloor 2Change of use to restaurant
Proposed change of use of #02-XX & #02-XX tiong bahru plaza to restaurant
- 26 Jun 2024ApprovedFloor 1Change of use to restaurant
Proposed change of use of #01-XX to restaurant at central plaza
- 20 Jul 2023ApprovedFloor 2Change of use to amusement centre
Proposed change of use of shop unit #02-XX to amusement centre at tiong bahru plaza
- 8 Jun 2023ApprovedFloor 3Change of use to restaurant and #03-xx to supermarket
Proposed change of use of units #03-XX & #03-XX to restaurant and #03-XX to supermarket at tiong bahru plaza
57 earlier change-of-use and A&A decisions are on record since 2000.
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$54.50 per unit).
What do commercial rents run near Tiong Bahru Plaza?
Indicative area yield — District 3 retail
An INDICATIVE AREA yield for District 3 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 3 ($ 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 Plaza right now?
For sale (1)
- 302 Tiong Bahru Road, 168732S$5.67M · 1,259 sqft
For rent (1)
- 302 Tiong Bahru Road, 168732S$15k/mo · 1,200 sqft
What is near Tiong Bahru Plaza?
Getting around
- Tiong Bahru MRT28 m · ~0 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 Plaza
nearest MRT/LRT Tiong Bahru (EW17) 6 m, about 52,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 5, about 36,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 64,000 residents within 1 km (June 2026); 2 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
- Tiong Bahru (EW17)6 m · about 52,000 weekday taps
- Havelock (TE16)665 m · about 16,000 weekday taps
- Great World (TE15)921 m · about 21,000 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 Plaza. Transfers between lines don't tap, so interchanges read low.
Bus
5 bus stops within 400 m, with about 36,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 34 Jalan Bukit Ho Swee (HDB)127 mS$0.60 per half-hour at midday on a weekday
- Blk 11A Boon Tiong Road (HDB)127 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 360 car lots
- Blk 18A Jalan Membina (HDB)157 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 666 car lots
- Blk 28A Beo Crescent (HDB)207 mS$0.60 per half-hour at midday on a weekday · gantry 2 m · 229 car lots
- Blk 8C Boon Tiong Road (HDB)243 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 496 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: Ganges Ave Off St, 761 m away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. Tiong Bahru Plaza's own car park, if it has one, and its charges are not in the open data.
Who's registered at Tiong Bahru Plaza?
- Wholesale and retail trade2
- Accommodation and food services2
- Arts, entertainment and recreation1
- Education0
- Electricity, gas and air-conditioning supply0
- Financial and insurance0
- Other services0
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.
What is Tiong Bahru Plaza's BCA building profile?
- BCA building type
- Retail
- Green Mark
- Platinum (2016)
- Energy use intensity
- 662 kWh/m²·yr
Frequently asked questions about Tiong Bahru Plaza
Where is Tiong Bahru Plaza?⌄
Tiong Bahru Plaza is at 302 Tiong Bahru Road, Singapore 168732, in the Bukit Merah planning area.
What is Tiong Bahru Plaza zoned as?⌄
Tiong Bahru Plaza sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.
What is the tenure of Tiong Bahru Plaza?⌄
Tiong Bahru Plaza is leasehold. About 64 years remain on the lease.
What have units at Tiong Bahru Plaza sold for?⌄
Across 1 recorded transaction, the median price is S$1,055 psf. The latest was in December 2001.
What is the nearest MRT station to Tiong Bahru Plaza?⌄
Tiong Bahru MRT is the closest, 28 m away (about a 0-minute walk).
How many businesses are registered at Tiong Bahru Plaza?⌄
9 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 Plaza.
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.