CommercialCOMMERCIALConservationFreeholdDistrict 8 · Kallang

Trio

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2025

Quick Summary

Trio is a commercial building in District 8 · Kallang, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 22 transactions are on record since 1995, at a median S$4,181 psf, most recently in Dec 2025. 35 units are currently listed for sale or rent. ACRA records 104 live company registrations at this address.

The facts are here — now get the verdict on Trio.

Ask PropKaki

What are the key facts about Trio?

Key takeawayTrio is a commercial building in District 8 · Kallang, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 8 · Kallang
Address: 11 Sam Leong Road
Land area: 1,149 sqm
Completed: Not on record
Storeys: 6 (per CommercialGuru)
Developer: Tee Land Pte Ltd (per CommercialGuru)
Strata units (MCST): 43
Managing agent: ASIA PROPERTIES & ASSETS CONSULTANCY PTE LTD
Strata formed: 2021 (MCST 4764)
Submarket: City Fringe
Units with a recorded sale: At least 17
Listed as: Mall Shop, Shop / Shophouse, Food & Beverage
Transactions on record: 22 (records start 1995)
Live listings: 35
ACRA registrations: 104

What are the specs at Trio?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Power supply: 63A, 100A or 150A (varies by unit); Source: the developer's sales brochure
Air-conditioning: VRF; Source: the developer's sales brochure

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for Trio?

Key takeawayWe hold the developer's sales-brochure floor plans for Trio — 4 plans, linked to 17 of the 17 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4

Units with a plan: 17 · 226 sq ft – 1,055 sq ft (recorded sales)

Source: developer's sales brochure.

About Trio

Trio is a commercial building in Kallang (District 08). It is located along Sam Leong Road, Singapore 207903.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold. It occupies roughly 1,149 sqm of land with about 3,446 sqm of gross floor area.

22 transactions have been recorded here, at a median of S$4,180 psf. The most recent was in December 2025.

113 businesses are currently registered at this address with ACRA.

The nearest MRT is Jalan Besar MRT, 470 m away (about a 7-minute walk). The closest bus stop (Bef Tai Hoe Hotel) is 81 m away (about a 1-minute walk).

What is Trio zoned as?

Key takeawayTrio sits on land zoned COMMERCIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Conservation area: Jalan Besar

Run the full zoning report for this building →

What has Trio sold for?

Key takeawayAcross 22 recorded transactions since 1995, the median price is about S$1.21M, most recently in Dec 2025.

Date	Use	Price	Area	PSF
Dec 2025	Retail	S$1.72M	570 sqft	$3,013
Jul 2024	Office	S$758k	226 sqft	$3,353
Oct 2021	Retail	S$2.35M	484 sqft	$4,860
Jan 2020	Retail	S$980k	237 sqft	$4,138
Sept 2018	Retail	S$2.74M	1,055 sqft	$2,598
May 2018	Retail	S$1.67M	603 sqft	$2,777
Apr 2016	Retail	S$1.50M	355 sqft	$4,223
Jan 2016	Retail	S$1.09M	237 sqft	$4,603
Jul 2015	Retail	S$1.11M	334 sqft	$3,327
Sept 2014	Retail	S$925k	258 sqft	$3,581

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 Trio rent for?

Key takeawayNo rent is published for Trio itself. On its street, Sam Leong Road, retail space rented at a median of $7.36 psf a month in 2026Q3, with the middle half of leases between $6.54 and $8.52. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sam Leong Road

Street level · 2026Q3

25th pct

$6.54

$70.38 psm

Median

$7.36

$79.21 psm

75th pct

$8.52

$91.75 psm

S$ per sq ft per month

2021Q3 · $78.79 psm2026Q3 · $79.21 psm median

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 8 retail

Region band · 2026Q3

25th pct

$6.30

$67.76 psm

Median

$8.25

$88.77 psm

75th pct

$9.03

$97.19 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 8 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 Trio

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.

How fast units move at Trio

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 21 units for rent; 14 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 6 new listings appeared and 3 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, 6 new listings appeared and 2 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 Trio?

Key takeawayURA has approved 11 changes of use at Trio since 2000, most recently in 2025, and refused 9. 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.

27 Aug 2025ApprovedFloor 4
Change of use to function room
Proposed change of use of unit #04-XX to function room (as part of the temporary function hall/rooms use at #04-XX, #04-XX, #04-XX and #04-XX) at trio
18 Jul 2025ApprovedFloor 4
Change of use to function room / hall
Proposed change of use of units #04-XX, #04-XX, #04-XX and #04-XX to function room / hall at trio
9 Jan 2024RefusedFloor 1
Change of use to karaoke lounge
Proposed change of use of unit #01-XX to karaoke lounge
27 Oct 2023RefusedFloor 3
Change of use to nightclub
Proposed change of use of shop unit #03-XX to nightclub - trio
12 Aug 2023RefusedFloor 1
Change of use to nightclub
Proposed change of use of unit #01-XX to nightclub on lot 01048a ts17 at 11 sam leong road (kallang planning area)
26 Jul 2023ApprovedFloor 4
Change of use to office
Proposed change of use of commercial school unit #04-XX to office
13 Jan 2023RefusedFloor 4
Change of use to restaurant and bar
Proposed change of use of unit #04-XX to restaurant and bar
26 Jul 2022ApprovedFloor 4
Change of use to restaurant
Proposed change of use of unit #04-XX to restaurant at trio
18 Jul 2022ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop at trio
22 Jun 2022RefusedFloor 3
Change of use to restaurant and bar with live entertainment
Proposed change of use of #03-XX to restaurant and bar with live entertainment at trio
8 Jun 2022RefusedFloor 4
Change of use to restaurant and bar
Proposed change of use of unit #04-XX to restaurant and bar
27 Apr 2022RefusedFloor 4
Change of use to bar/pub
Proposed change of use of unit #04-XX to bar/pub at trio

8 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).

How does Sam Leong Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Trio?

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

Indicative area yield — District 8 retail

Gross yield (area)

3.6%

3.3% net of property tax

Rent side (median of bands)

$88.77 psm/mo

2026Q3

Price side (strata, 5y)

$2,744 psf

59 sales

An INDICATIVE AREA yield for District 8 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 8 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$67.76	$96.11	$143.21
Level 1 · 30 & Below	$76.14	$92.59	$171.04
B1 & Below · 30 & Below	$90.68	$93.21	$137.37
Level 2 & 3 · >30 - 100	$46.15	$61.63	$86.96
Level 1 · >30 - 100	$73.94	$90.91	$97.19
B1 & Below · >30 - 100	$82.17	$88.77	$163.62
Level 1 · >100 - 300	$59.57	$69.55	$95.87
Level 2 & 3 · >100 - 300	$43.92	$47.03	$64.17

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 Trio right now?

Key takeaway35 units are currently listed at Trio — 14 for sale and 21 for rent. One row per unit; several agents often market the same unit.

For sale (14)

TrioS$2.03M · 614 sqft
TrioS$1.77M · 366 sqft
Trio2 agentsS$1.15M · 237 sqft
TrioS$3.18M · 1,055 sqft

For rent (21)

TrioS$5k/mo · 743 sqft
TrioS$6k/mo · 800 sqft
Trio2 agentsS$6k/mo · 1,055 sqft
TrioS$5k/mo · 743 sqft

Browse every listing at this building →

What is near Trio?

Key takeawayThe nearest MRT/LRT is Jalan Besar MRT, about 470 m away — and 3 competing retail premisess operate nearby.

Getting around

Jalan Besar MRT470 m · ~7 min

Amenities nearby

Bef Tai Hoe Hotel · 81 mHotel · 119 mYC Wong Clinic · 137 mPlace Of Worship · 177 mRowell Rd Os · 245 mFarrer Park MRT Exit I · 327 mEducational Institution · 440 mFarrer Park Hospital · 537 mJalan Besar Community Club · 550 mKallang Polyclinic · 882 m

Competing premises nearby

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

Mustafa Holdings Pte Ltd · 159 mBerseh Food Centre · 191 mCity Square Mall · 265 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Trio

Key takeawayThe nearest station is Farrer Park (NE8), 326 m away — a busy station, with about 57,000 taps in and out on an average weekday. 66 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 49% of retail buildings

nearest MRT/LRT Farrer Park (NE8) 326 m, about 57,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 4, about 11,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 35,000 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

Farrer Park (NE8)326 m · about 57,000 weekday taps
Jalan Besar (DT22)443 m · about 21,000 weekday taps
Lavender (EW11)654 m · about 39,000 weekday taps
Rochor (DT13)689 m · about 22,000 weekday taps
Little India (NE7 / DT12)760 m · about 55,000 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 Trio. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with about 11,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Sam Leong Rd (URA)44 m
S$0.60 per half-hour at midday on a weekday · 46 car lots
Backlane (Sam Leong Rd ) (URA)58 m
Backlane (Townshend Rd - Jln Besar) (URA)107 m
Syed Alwi Rd (Jln Besa R - Serangoon Rd) (URA)125 m
S$0.60 per half-hour at midday on a weekday · 44 car lots
Verdun Rd (URA)137 m
S$0.60 per half-hour at midday on a weekday · 7 car lots

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

Who's registered at Trio?

Key takeaway104 live companies (and LLPs and branches; sole proprietors are not counted) list Trio as their registered address. These are registered businesses, not who occupies the space.

Construction
55
Accommodation and food services
13
Real estate
9
Financial and insurance
5
Professional, scientific and technical services
4
Information and communications
4
Transportation and storage
4
Administrative and support services
4
Wholesale and retail trade
2
Manufacturing
2

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 Trio

Where is Trio?⌄

Trio is at 11 Sam Leong Road, Singapore 207903, in the Kallang planning area.

What is Trio zoned as?⌄

Trio sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Trio?⌄

Trio is freehold.

Is Trio a conserved property?⌄

Yes. Trio falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Trio sold for?⌄

Across 22 recorded transactions, the median price is S$4,180 psf. The latest was in December 2025.

What is the nearest MRT station to Trio?⌄

Jalan Besar MRT is the closest, 470 m away (about a 7-minute walk).

How many businesses are registered at Trio?⌄

113 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.

For agents · in the PropKaki app

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Storeys: CommercialGuru's floor count, not checked against an official record.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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 CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, the developer's sales brochure (floor plans) — 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.