Simpler.RunJoo Koon
S$8.84 per sqft a month, achieved shop rent36,953 taps a working day at JOO KOON (EW29), Exit A opens in this corner
The published record for this corner: measured numbers with their receipts, named absences where the record is empty. No scores, no forecasts, nothing invented.
the band is the island’s middle half; the mark is this corner
ihow this figure was read
- n=3
- At least 3 signed contracts stand behind this figure. URA prints no street median under 3 contracts, and n sums that disclosure floor across the pooled streets.
- source
- ura.pmi.street-median:carried · measured on JOO KOON CIRCLE, 100% of whose 24 geocoded postals sit in this corner, so it is filed at this corner at subzone grain · :carried = aggregated up from finer measurements (streets, postals, doors) into this grain, never a direct reading at it · quarter to 2026-03-31 · the last day of the quarter URA's rental-contract table covers. The figure is the median of every contract signed across those three months, so this is the period the median describes and not a day any particular lease was signed · a census: all 1 sources known in this subzone answered
3 rent readings measured here do not lead this card: not shop space
The app draws this corner’s buildings, shows it on the island map, checks a rent you were quoted against this record and runs your own numbers.
Open Joo Koon in the app →This page never scores a door and never predicts a business. You know your margin, staffing and opex; we publish what the ground measures. (The one number that pretended to score was withdrawn on 2026-08-05.)
Every receipt for this corner ↓ What this issurface written 2026-10-12. Every figure on this page is read from that one file
Joo Koon: every published receipt
How to read a row: the bold figure is the middle of its range and the figures either side are the range’s ends; “carried” means aggregated up from finer measurements (streets, postals, doors) into this corner, never a direct reading at it. The n is the count behind the figure: contracts, awards, units or taps, by instrument. An absent row carries a code and a side, never an instrument or a date, because nothing was measured. Every rent row was measured per square metre a month by its publisher (URA’s street medians, HDB’s awards over their printed floor area, the portals’ asks) and is printed here per square foot, divided once by this record’s own bridge of 10.76 sqft per sqm.
singstat.ghs2025.C020123 · subzone grain
suppressed_at_source: withheld or not published at source. GHS publishes no usable dwelling mix for this subzone — SingStat printed a dash, which its own footnotes define as nil OR negligible OR suppressed — three different worlds one glyph cannot distinguish, so this is recorded as the publisher withholding, never as zero. The household count here is the same divide as the spend weights, and with no residents-by-dwelling there is nothing to divide
GHS 2025: employed RESIDENTS by workplace planning area. Foreign-worker commuters are outside the frame entirely, so this is a FLOOR on true daytime workers; no-fixed-location (201,500) and work-from-home (82,200) sit in categories, not areas. Planning-area grain: the table publishes nothing finer, so every subzone in PIONEER with premises, taps or residents published at the corner shows this same figure.
singstat.ghs2025.C020148 · planningArea grain
a census: all 1 sources known in this subzone answered
ura.pmi.street-median:carried · subzone grain · 2026-03-31 is the last day of the quarter URA's rental-contract table covers. The figure is the median of every contract signed across those three months, so this is the period the median describes and not a day any particular lease was signed
a census: all 1 sources known in this subzone answered
listings.srx.postal-ask:carried · subzone grain
not_yet_wired: a gap on OUR side of the pipeline. no hdb-tender fact, valued or absent, reached this subzone, and an unexplained gap is ours by rule
built from 1 of 2 sources known in this subzone (50%): a FLOOR, not a census
no class word rides this row's facet, so nothing says it is shop space. The shop-rent slot is led only by a row whose publisher's own facet SAYS shopfront. Written the other way round, a portal adding a new type word would leak straight into it, which is how an "Model: Food And Beverage" tag on a warehouse listing got there
listings.srx.street-ask:carried · subzone grain
a census: all 10 sources known in this subzone answered
the publisher's own facet types this row "factory-workshop", which is not shop space. Measured over every per-sqm rent in this artifact, the median of the 804 shopfront rows sits at 4.1x the median of the 85 rows typed "factory-workshop". Two markets, and this one is not the shop market. The figure is real for what it measures and it is not what a shop costs here
listings.srx.postal-ask:carried · subzone grain
a census: all 11 sources known in this subzone answered
the publisher's own facet types this row "industrial", which is not shop space. Measured over every per-sqm rent in this artifact, the median of the 804 shopfront rows sits at 4.1x the median of the 80 rows typed "industrial". Two markets, and this one is not the shop market. The figure is real for what it measures and it is not what a shop costs here
listings.srx.postal-ask:carried · subzone grain
not_yet_wired: a gap on OUR side of the pipeline. no residential-rent fact, valued or absent, reached this subzone, and an unexplained gap is ours by rule
URA PMI district median at DISTRICT grain, not measured at this corner. ALL of this corner's geocoded postals sit in District 22. The stratum is Level 1 (street level), declared here because URA stamps no all-levels, all-bands district median: the 3 size bands pool UNWEIGHTED: lo the lowest of the bands' lows, hi the highest of their highs, mid the median of band medians, because URA publishes no contract counts to weight with; n=3 is its disclosure floor, not a sample size. Read the bands and match your own floor area.
ura.pmi.district-median · district grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the district median of every contract signed across those three months in the stratum, so this is the period the median describes and not a day any particular lease was signed
ura.pmi.district-median · district grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the district median of every contract signed across those three months in the stratum, so this is the period the median describes and not a day any particular lease was signed
ura.pmi.district-median · district grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the district median of every contract signed across those three months in the stratum, so this is the period the median describes and not a day any particular lease was signed
ura.pmi.district-median · district grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the district median of every contract signed across those three months in the stratum, so this is the period the median describes and not a day any particular lease was signed
| day | window | mode | dir | taps/day | n |
|---|---|---|---|---|---|
| weekday | am-peak | bus | in | 6,526 | 989 |
| weekday | am-peak | bus | out | 3,240 | 989 |
| weekday | am-peak | train | in | 1,422 | 23 |
| weekday | am-peak | train | out | 10,656 | 23 |
| weekend-holiday | am-peak | bus | in | 2,300 | 344 |
| weekend-holiday | am-peak | bus | out | 1,740 | 344 |
| weekend-holiday | am-peak | train | in | 1,320 | 8 |
| weekend-holiday | am-peak | train | out | 3,347 | 8 |
| weekday | pm-peak | bus | in | 3,577 | 989 |
| weekday | pm-peak | bus | out | 5,181 | 989 |
| weekday | pm-peak | train | in | 9,918 | 23 |
| weekday | pm-peak | train | out | 2,157 | 23 |
| weekend-holiday | pm-peak | bus | in | 2,621 | 344 |
| weekend-holiday | pm-peak | bus | out | 2,388 | 344 |
| weekend-holiday | pm-peak | train | in | 3,753 | 8 |
| weekend-holiday | pm-peak | train | out | 2,682 | 8 |
| weekday | all-day | bus | in | 16,107 | 989 |
| weekday | all-day | bus | out | 14,015 | 989 |
| weekday | all-day | train | in | 18,106 | 23 |
| weekday | all-day | train | out | 18,847 | 23 |
| weekend-holiday | all-day | bus | in | 10,410 | 344 |
| weekend-holiday | all-day | bus | out | 8,724 | 344 |
| weekend-holiday | all-day | train | in | 11,198 | 8 |
| weekend-holiday | all-day | train | out | 12,222 | 8 |
this subzone, all trades: rail and bus taps per gazetted day a census: all 43 sources known in this subzone answered
lta.pv.per-day:carried · subzone grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted
| station | taps/day | from the corner’s edge | exits known |
|---|---|---|---|
| JOO KOON (EW29) | 36,953 | Exit A opens in this corner | 2 |
ENTRIES AND EXITS SUMMED on an average weekday, all day. Not boardings: a reader who takes it for boardings is out by roughly half. Each station carries ITS OWN measured weekday taps and its own measured distance to this corner. Nothing is re-allocated and no share is invented, so a station that serves several corners appears on several cards. Distance is straight-line from this corner to the station's NEAREST PUBLISHED EXIT (LTA, 613 exit points), not to a representative address, and not a walking route: the real walk is longer wherever a road, canal or rail line stands in the way, and an underground link reads as its street doorway. Every station within 400m is listed, busiest first. The radius is the only cut. Where an interchange spans two codes the taps are summed and every code is named.
lta.pv.per-day · station grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted
| nearest, outside this corner | stalls | status | distance |
|---|---|---|---|
| Jurong West Hawker Centre | 39 | Existing (new) | 1,495m |
NEA lists NO hawker centre in this corner. Its registry is a census of 129 centres, each carrying its own point, and every one of them was placed (none fell outside a subzone), so this is a measured zero rather than a corner nobody looked at. The nearest is Jurong West Hawker Centre, 1495m from this corner's edge, and it is named for the same reason the nearest station is: a centre just over the boundary is not a centre that does not exist, and a straight "none here" would be a binary answer to a continuous question. Straight-line to its published point, not a walking route, and no claim is made that it sits in this corner.
nea.ssot.hawker-centres · subzone grain · as of 2026-03-13 · 2026-03-13 is NEA's own last-refresh stamp (FMEL_UPD_D) on the freshest row in this registry extract, not a survey date. A measured zero is only as current as the census behind it, and this is that census's date
suppressed_at_source: withheld or not published at source. GHS publishes no usable dwelling mix for this subzone, so the bridge has no weights: a dash that means nil OR suppressed, and a bridge without weights would be the national number wearing a subzone's name. What is withheld is the dwelling MIX: a resident population may still publish above
not_published: withheld or not published at source. SingStat publishes the GHS 2025 household income distribution by PLANNING AREA and names 29 of them; PIONEER is not one, so the households here sit inside the table's "Others" row together with 25 other planning areas. That row is an aggregate, not a place, and splitting it would mean inventing a share nobody published. This is the publisher pooling a small resident population, never a statement that households here earn little or that nobody counted them.
not_yet_wired: a gap on OUR side of the pipeline. no home-prices fact, valued or absent, reached this subzone, and an unexplained gap is ours by rule
a census: all 18 sources known in this subzone answered
sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-30 is the newest night SFA's register was read among the 18 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it
a census: all 2 sources known in this subzone answered
muis.halal:carried · subzone grain
| largest use classes | share of zoned land |
|---|---|
| business 2 | 69% |
| road | 22% |
| utility | 4.7% |
Counted as shopfront-capable: commercial, commercial & residential, residential with commercial at 1st storey, white, business park - white, hotel.
ZONING IS PERMISSION, NOT SUPPLY. This is the share of this corner's zoned land whose use class can hold a shopfront (COMMERCIAL, COMMERCIAL & RESIDENTIAL, RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, WHITE, BUSINESS PARK - WHITE, HOTEL) under the Master Plan 2025 with amendments. Not floor space that exists, not units for rent, and not a promise any particular unit is licensed for your trade. A low share means the plan gives a shopfront little room here; a high share does not mean anything is built. Each parcel is counted whole in the subzone holding its centroid.
ura.masterplan2025.landuse · subzone grain · published 2026-09-21 · 2026-09-21 is the day URA published this layer on data.gov.sg (Amendment to Master Plan 2025 Land Use Layer, d_7a03324bed531cdff76a16239b0e84e1, URA's stamp 2026-09-21T13:51:24+08:00): the Master Plan 2025, gazetted on 2025-12-01, with URA's amendments in it. A zone URA changes after this date is not in this figure until URA publishes the layer again and this figure is rebuilt
a census: all 18 sources known in this subzone answered
sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-30 is the newest night SFA's register was read among the 18 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it
a census: all 1 sources known in this subzone answered
moh.chas.clinic:carried · subzone grain
a census: all 93 sources known in this subzone answered
sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-30 is the newest night SFA's register was read among the 93 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it
a census: all 10 sources known in this subzone answered
a licence overlay, not a trade: a minimart and a petrol station both hold one
hsa.tobacco.retail-licence:carried · subzone grain · 2026-08-07 is HSA's refresh stamp on the register file (data.gov.sg lastUpdatedAt), not a licence date: every row on the register is a licence window, and _meta.build.tobacco counts how many had lapsed or not yet begun at that stamp
a census: all 2 sources known in this subzone answered
a certification overlay across many trades
muis.halal:carried · subzone grain
| quantity | code | side | rows |
|---|---|---|---|
| people.count | suppressed_at_source | theirs | 59 |
| householdSpend.monthly | suppressed_at_source | theirs | 513 |
| commercialRent.psm | suppressed_at_source | theirs | 1 |
Every absent fact carries a reason and a side. "Ours" is our pipeline's backlog; "theirs" is the publisher withholding. Only one of them is fixable by us.