CommercialCOMMERCIAL999-year leaseholdDistrict 8 · Kallang

Ts Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2013

Quick Summary

Ts Building 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 999-year leasehold. 3 transactions are on record since 1995, most recently in Feb 2013. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on Ts Building.

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What are the key facts about Ts Building?

Key takeawayTs Building is a commercial building in District 8 · Kallang, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: 999-year leasehold
District / Area: District 8 · Kallang
Address: 286 Jalan Besar
Land area: 100 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 3

About Ts Building

Ts Building is a commercial building in Rochor (District 08). It is located along Jalan Besar, Singapore 208949.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3.

The site is 999-year leasehold, with about 892 years remaining on the lease. It occupies roughly 100 sqm of land with about 301 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$1,299 psf. The most recent was in February 2013.

7 businesses are currently registered at this address with ACRA.

The nearest MRT is Lavender MRT, 555 m away (about a 9-minute walk). The closest bus stop (Aft Allenby Rd) is 24 m away (about a 0-minute walk). City Square Mall is 270 m away (about a 4-minute walk).

What is Ts Building zoned as?

Key takeawayTs Building sits on land zoned COMMERCIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Ts Building sold for?

Key takeaway3 transactions are on record since 1995, most recently in Feb 2013 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 2013	Office	S$5.50M	1,077 sqft	$5,105
Oct 2006	Office	S$1.40M	1,077 sqft	$1,299
Jan 2006	Office	S$1.03M	1,077 sqft	$954

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 Ts Building rent for?

Key takeawayNo rent is published for Ts Building itself. On its street, Jalan Besar, office space rented at a median of $5.59 psf a month in 2026Q3, with the middle half of leases between $4.73 and $6.71. That is not this building's own rent, and never a quote for a particular unit.

Office space on Jalan Besar

Street level · 2026Q3

25th pct

$4.73

$50.86 psm

Median

$5.59

$60.19 psm

75th pct

$6.71

$72.25 psm

S$ per sq ft per month · median +7.1% on a year earlier

2023Q4 · $53.03 psm2026Q3 · $60.19 psm median

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 on Jalan Besar

Street level · 2026Q3

25th pct

$5.45

$58.63 psm

Median

$7.09

$76.30 psm

75th pct

$7.86

$84.56 psm

S$ per sq ft per month · median -19.1% on a year earlier

2023Q4 · $64.22 psm2026Q3 · $76.30 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 Ts Building

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Ts Building?

Key takeawayURA has approved 3 changes of use at Ts Building since 2000, most recently in 2023, and refused 2. 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.

29 Jun 2026Renewed
Continued use as residential use
Continued use of 4th storey office as residential use
17 Dec 2025Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
27 Sept 2023Refused
Change of use to residential use
Proposed change of use of 3rd storey commercial school unit to residential use
12 Sept 2023Approved
Change of use to residential use
Proposed change of use of 4th storey office to residential use
18 Jan 2023Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
14 Feb 2020Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
27 Mar 2018Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
29 Feb 2016Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant - no 286
13 Jul 2015Approved
Change of use to commercial school
Change of use of the 2nd and 3rd storey premises to commercial school (beauty and hair saloon school)
4 Mar 2014Approved
Change of use to restaurant
Proposed change of use of the 1st storey shop to restaurant - no 286
14 Oct 2013Refused
Change of use to backpacker's hostel
Change of use of the entire 4-storey building to backpacker's hostel
25 Jan 2002Approved
Additions & alterations
Proposed additions & alterations and retention of structure to existing 4 storey building for commercial use

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 Jalan Besar price?

Key takeawayAcross 49 strata sales on Jalan Besar in the last 5 years, the median is $2,744 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,744

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

What do commercial rents run near Ts Building?

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 near Ts Building?

Key takeawayThe nearest MRT/LRT is Lavender MRT, about 555 m away.

Getting around

Lavender MRT555 m · ~9 min

Amenities nearby

Aft Allenby Rd · 24 mHotel · 66 mSomme Rd Pg · 135 mPlace Of Worship · 169 mYC Wong Clinic · 220 mSong Fish Dealer Pte Ltd · 270 mCity Square Mall · 270 mFarrer Park MRT Exit H · 345 mBerseh Food Centre · 416 mJalan Besar Community Club · 427 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Ts Building

Key takeawayThe nearest station is Farrer Park (NE8), 345 m away — a busy station, with about 57,000 taps in and out on an average weekday. 59 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 18% of office buildings

nearest MRT/LRT Farrer Park (NE8) 345 m, about 57,000 taps a weekday; 5 more stations within 1 km; bus stops within 400 m: 6, about 13,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 37,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Farrer Park (NE8)345 m · about 57,000 weekday taps
Lavender (EW11)528 m · about 39,000 weekday taps
Bendemeer (DT23)576 m · about 11,000 weekday taps
Jalan Besar (DT22)691 m · about 21,000 weekday taps
Boon Keng (NE9)849 m · about 51,000 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 Ts Building. 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

Allenby Rd (URA)28 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Service Rd (Petain Rd - Allenby Rd) (URA)64 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Petain Rd (Jln Besar - Tyrwhitt Rd) (URA)88 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Plumer Rd (URA)100 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Somme Rd (URA)104 m
S$0.60 per half-hour at midday on a weekday · 13 car lots

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

Who's registered at Ts Building?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list Ts Building as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
1
Wholesale and retail trade
1
Real estate
1
Other services
0
Construction
0
Information and communications
0
Professional, scientific and technical services
0
Health and social services
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 Ts Building

Where is Ts Building?⌄

Ts Building is at 286 Jalan Besar, Singapore 208949, in the Rochor planning area.

What is Ts Building zoned as?⌄

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

What is the tenure of Ts Building?⌄

Ts Building is 999-year leasehold. About 892 years remain on the lease.

What have units at Ts Building sold for?⌄

Across 3 recorded transactions, the median price is S$1,299 psf. The latest was in February 2013.

What is the nearest MRT station to Ts Building?⌄

Lavender MRT is the closest, 555 m away (about a 9-minute walk).

How many businesses are registered at Ts Building?⌄

7 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.

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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.

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.

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, URA car park data (URA Data Service), 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.