CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 8 · Kallang

Urban Lofts

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2021

Quick Summary

Urban Lofts is a commercial building in District 8 · Kallang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 6 transactions are on record since 1995, most recently in Jan 2021. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on Urban Lofts.

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What are the key facts about Urban Lofts?

Key takeawayUrban Lofts is a commercial building in District 8 · Kallang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 8 · Kallang
Address: 89 Rangoon Road
Land area: 801 sqm
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 50
Managing agent: RED CANU PTE LTD
Strata formed: 2010 (MCST 3611)
Submarket: City Fringe
Units with a recorded sale: At least 4
Transactions on record: 6 (records start 1995)
Live listings: None
ACRA registrations: 5

About Urban Lofts

Urban Lofts is a mixed-use building in Kallang (District 08). It is located along Rangoon Road, Singapore 218375.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold. It occupies roughly 801 sqm of land with about 2,403 sqm of gross floor area.

6 transactions have been recorded here, at a median of S$1,465 psf. The most recent was in January 2021.

9 businesses are currently registered at this address with ACRA.

The nearest MRT is Farrer Park MRT, 256 m away (about a 4-minute walk). The closest bus stop (Farrer Pk Stn Exit A) is 223 m away (about a 4-minute walk).

What is Urban Lofts zoned as?

Key takeawayUrban Lofts sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Urban Lofts sold for?

Key takeaway6 transactions are on record since 1995, most recently in Jan 2021 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2021	Retail	S$2.00M	657 sqft	$3,046
Apr 2011	Retail	S$1.28M	463 sqft	$2,776
Sept 2008	Retail	S$671k	463 sqft	$1,450
Sept 2008	Retail	S$685k	463 sqft	$1,480
Sept 2008	Retail	S$683k	474 sqft	$1,441
Sept 2008	Retail	S$926k	657 sqft	$1,411

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 Urban Lofts rent for?

Key takeawayNo rent is published for Urban Lofts itself. On its street, Rangoon Road, retail space rented at a median of $9.03 psf a month in 2026Q3, with the middle half of leases between $8.88 and $9.82. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Rangoon Road

Street level · 2026Q3

25th pct

$8.88

$95.60 psm

Median

$9.03

$97.24 psm

75th pct

$9.82

$105.75 psm

S$ per sq ft per month · median +39% on a year earlier

2021Q3 · $56.82 psm2026Q3 · $97.24 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 Urban Lofts

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 Urban Lofts?

Key takeawayURA has approved 8 changes of use at Urban Lofts since 2000, most recently in 2017. 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.

20 Mar 2025RenewedFloor 1
Continued use as massage establishment
Continued use of shop unit #01-XX as massage establishment (body massage)
28 Mar 2024RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant - urban lofts
19 Sept 2023RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
11 Apr 2022RenewedFloor 1
Continued use as massage establishment
Continued use of shop unit #01-XX as massage establishment (body massage)
12 Jan 2021RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant - urban lofts
11 Nov 2020RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
17 May 2019RenewedFloor 1
Continued use as massage establishment
Continued use of shop unit #01-XX as massage establishment (body massage)
24 Jan 2019RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant - urban lofts
11 Dec 2017RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
10 Jan 2017ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant - urban lofts
10 Aug 2016RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
31 May 2016RenewedFloor 1
Continued use as massage establishment
Continued use of shop unit #01-XX as massage establishment (body massage)

9 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 Rangoon 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 Urban Lofts?

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 Urban Lofts?

Key takeawayThe nearest MRT/LRT is Farrer Park MRT, about 256 m away — and 3 competing retail premisess operate nearby.

Getting around

Farrer Park MRT256 m · ~4 min

Amenities nearby

Truecare Clinic · 48 mPlace Of Worship · 79 mFarrer Park MRT Exit B · 118 mFarrer Park Hospital · 157 mHotel · 201 mFarrer Pk Stn Exit A · 223 mPek Kio Community Centre · 307 mEducational Institution · 309 mCity Green · 349 mKallang Polyclinic · 613 m

Competing premises nearby

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

Amista International Pte. Ltd. · 307 mCity Square Mall · 429 mPek Kio Market & Food Centre · 463 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Urban Lofts

Key takeawayThe nearest station is Farrer Park (NE8), 117 m away — a busy station, with about 57,000 taps in and out on an average weekday. 30 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 55% of retail buildings

nearest MRT/LRT Farrer Park (NE8) 117 m, about 57,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 7, about 12,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 44,000 residents within 1 km (June 2026); 1 other mall 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)117 m · about 57,000 weekday taps
Little India (NE7 / DT12)849 m · about 55,000 weekday taps
Boon Keng (NE9)864 m · about 51,000 weekday taps
Jalan Besar (DT22)979 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 Urban Lofts. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Starlight Rd - Terrace (URA)57 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Sing Joo Walk (URA)147 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Sing Ave (URA)161 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Blk 681/682 Race Course Road (HDB)175 m
S$0.60 per half-hour at midday on a weekday · gantry 2.3 m · 18 car lots
Joo Ave (URA)187 m
S$0.60 per half-hour at midday on a weekday · 32 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.

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

Who's registered at Urban Lofts?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list Urban Lofts as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Accommodation and food services
1
Professional, scientific and technical services
1
Health and social services
1
Other services
1

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 Urban Lofts

Where is Urban Lofts?⌄

Urban Lofts is at 89 Rangoon Road, Singapore 218375, in the Kallang planning area.

What is Urban Lofts zoned as?⌄

Urban Lofts sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Urban Lofts?⌄

Urban Lofts is freehold.

What have units at Urban Lofts sold for?⌄

Across 6 recorded transactions, the median price is S$1,465 psf. The latest was in January 2021.

What is the nearest MRT station to Urban Lofts?⌄

Farrer Park MRT is the closest, 256 m away (about a 4-minute walk).

How many businesses are registered at Urban Lofts?⌄

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.

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This development is also registered as the residential project Urban Lofts.

Read the figures right

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

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 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, OpenStreetMap (© OpenStreetMap contributors) — 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.