CommercialRESIDENTIALFreeholdDistrict 10 · Bukit Timah

Tulip Garden

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 1999

Quick Summary

Tulip Garden is a commercial building in District 10 · Bukit Timah, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.6. It is freehold. 2 transactions are on record since 1995, most recently in Aug 1999. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Tulip Garden.

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What are the key facts about Tulip Garden?

Key takeawayTulip Garden is a commercial building in District 10 · Bukit Timah, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.6
Tenure: Freehold
District / Area: District 10 · Bukit Timah
Address: 1 Farrer Road
Land area: 29,423 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Units with a recorded sale: At least 2
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

About Tulip Garden

Tulip Garden is a mixed-use building in Bukit Timah (District 10). It is located along Farrer Road, Singapore 268817.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.6.

The site is freehold. It occupies roughly 29,423 sqm of land with about 47,069 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$822 psf. The most recent was in August 1999.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Farrer Road MRT, 681 m away (about a 11-minute walk). The closest bus stop (Leedon Green) is 62 m away (about a 1-minute walk).

What is Tulip Garden zoned as?

Key takeawayTulip Garden sits on land zoned RESIDENTIAL with a gross plot ratio of 1.6.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.6

Run the full zoning report for this building →

What has Tulip Garden sold for?

Key takeaway2 transactions are on record since 1995, most recently in Aug 1999 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 1999	Retail	S$115k	140 sqft	$822
Aug 1999	Retail	S$115k	140 sqft	$822

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 Tulip Garden rent for?

Key takeawayNo street- or building-level rent is published here. Across District 10 retail, retail space rented at a median of $15.77 psf a month in 2026Q3, with the middle half of leases between $10.99 and $17.07. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 10 retail

Region band · 2026Q3

25th pct

$10.99

$118.27 psm

Median

$15.77

$169.72 psm

75th pct

$17.07

$183.73 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 10 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 Tulip Garden

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.

What's been approved at Tulip Garden?

Key takeawayURA's planning decisions at Tulip Garden since 2000 are below. 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.

19 Jan 2015Approved
Additions & alterations
Proposed addition and alteration works involving reconstruction of existing swimming pool, new pool deck and communal pavilions at 1st storey

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 Tulip Garden?

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

Indicative area yield — District 10 retail

Gross yield (area)

4.2%

3.8% net of property tax

Rent side (median of bands)

$169.72 psm/mo

2026Q3

Price side (strata, 5y)

$4,533 psf

34 sales

An INDICATIVE AREA yield for District 10 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 10 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$328.53	$418.19	$451.58
Level 2 & 3 · 30 & Below	$155.00	$169.72	$183.73
Level 2 & 3 · >30 - 100	$141.55	$202.35	$215.19
Level 1 · >30 - 100	$118.27	$184.62	$215.15
Level 1 · >100 - 300	$80.00	$110.62	$158.42
Level 2 & 3 · >100 - 300	$90.05	$135.62	$146.17
Level 2 & 3 · >300	$93.68	$99.85	$147.67

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 Tulip Garden?

Key takeawayThe nearest MRT/LRT is Farrer Road MRT, about 681 m away — and 1 competing retail premises operate nearby.

Getting around

Farrer Road MRT681 m · ~11 min

Amenities nearby

Leedon Green · 62 mKing'S Rd Park · 490 mPlace Of Worship · 557 mEducational Institution · 609 mFarrer Road MRT Exit B · 691 mBusiness Park · 1.3 km

Competing premises nearby

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

Blk 7 Empress Road · 459 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tulip Garden

Key takeawayThe nearest station is Farrer Road (CC20), 681 m away — a quiet station, with about 12,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Blk 8A Empress Road (HDB), 536 m away; the nearest URA season parking is Queensway Off St (Ride Out Tea Garden), 906 m away (S$90/month).

Foot traffic: busier than 2% of retail buildings

nearest MRT/LRT Farrer Road (CC20) 681 m, about 12,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 6,336 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 21,000 residents within 1 km (June 2026); 0 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 Road (CC20)681 m · about 12,000 weekday taps
Holland Village (CC21)789 m · about 22,000 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 Tulip Garden. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 6,336 boardings and alightings on an average weekday.

Who's registered at Tulip Garden?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Tulip Garden as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
Information and communications
0
Professional, scientific and technical services
0
Manufacturing
0
Construction
0
Accommodation and food services
0
Administrative and support 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Tulip Garden

Where is Tulip Garden?⌄

Tulip Garden is at 1 Farrer Road, Singapore 268817, in the Bukit Timah planning area.

What is Tulip Garden zoned as?⌄

Tulip Garden sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.6.

What is the tenure of Tulip Garden?⌄

Tulip Garden is freehold.

What have units at Tulip Garden sold for?⌄

Across 2 recorded transactions, the median price is S$822 psf. The latest was in August 1999.

What is the nearest MRT station to Tulip Garden?⌄

Farrer Road MRT is the closest, 681 m away (about a 11-minute walk).

How many businesses are registered at Tulip Garden?⌄

2 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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This development is also registered as the residential project Tulip Garden.

Read the figures right

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.

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.

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, HDB car park information (data.gov.sg), 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.