River Valley · central

Oxley

S$10.00 per sqft a month, asking shop rent66,219 taps a working day at SOMERSET (NS23), 111m to Exit D

The published record for this corner: measured numbers with their receipts, named absences where the record is empty. No scores, no forecasts, nothing invented.

Asking shop rent here
S$10.00per sqft, a month asking as of 2026-08

the band is the island’s middle half; the mark is this corner

Half the island’s 229 shopfront-led corners rent between S$6.89–13.33 psf.
ihow this figure was read
n=3
This rests on 3 units: asking prices, not signed leases.
lowest–highest ask
3 units, up to 3 agents. The ends are the lowest and highest ask, not quartiles: below the floor URA prints a quartile from
unchanged since Jul 2026 · 12 days
This asking price was posted 2026-07-22 and had stood 12 days when the listings were read. It is the landlord's own date, carried from the portal, and it is known for every listing behind this figure. An age measured on a minority of a pool is not that pool's age, so a row that cannot say is not given one.
units of 7,256 sqft
The unit behind this figure is 7,256 sqft (674 sqm). It is the portal's own published floor area, the same denominator the per-sqm figure was divided by, and the number that decides which of URA's size bands this row is weighed against.
source
listings.srx.postal-ask:carried · measured at subzone grain · :carried = aggregated up from finer measurements (streets, postals, doors) into this grain, never a direct reading at it · as of 2026-08-03 · a census: all 3 sources known in this subzone answered · 3 units, up to 3 agents. The ends are the lowest and highest ask, not quartiles: below the floor URA prints a quartile from · units of 7,256 sqft · unchanged since Jul 2026 · 12 days
The plan zones 3.1% of this corner for uses that can hold a shopfront; most of the corner is residential (68%) tight
2,326 taps in and out on a working day · 2,357 on a weekend or public holiday (buses only, no rail in this number)
Served by SOMERSET (NS23), 66,219 taps a working day, 111m to Exit D; also DHOBY GHAUT (NS24 + NE6 + CC1) 292m to Exit C, FORT CANNING (DT20) 315m to Exit B
1,650 residents · daytime workers: the source does not publish a workplace count here
No HDB flats here. This corner is outside HDB's register, not empty of homes
Households around here spend about S$9,815 a month across all categories (national averages by home type, 2023 survey: a floor where homes are far dearer than typical)
No income figure for this planning area: SingStat pools it into "Others"
Homes here rent at S$6,225–9,500/mo, an income proxy, never a shop rent
An apartment here sold for S$2.6M (86 sales to Aug 2026); a strata terrace for S$9.9M (to Apr 2025)
Pick what you sell in the app to count competitors. 7 of the 62 trades carry a counted register; a food format without one gets the licensed-food bound instead; the rest say why no count exists.
NEA lists no hawker centre in this corner. Nearest on its list is Jalan Kukoh Blk 1 (Kukoh 21 Food Centre), 718m away (21 stalls)
4 rent readings measured here do not lead this card: 3 not shop space, 1 stood too long
Office space: S$10.01 psf, n=3, quarter to 2025-06 not shop space
All strata pooled: S$10.00 psf, n=1, as of 2026-08, unchanged since Jul 2026 · 22 days, units of 7,256 sqft not shop space
Office space: S$11.00 psf, n=3, as of 2026-08, unchanged since Jun 2024 · 770 days, units of 1,247–1,776 sqft not shop space
F&B space: S$8.12 psf, n=3, as of 2026-08, unchanged since Jul 2025 · 371 days, units of 474–8,000 sqft stood too long

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 Oxley 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 is

surface written 2026-10-12. Every figure on this page is read from that one file

Oxley: 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.

Who is here
Resident population as of 2025-06-30
1,650 persons

singstat.ghs2025.C020123 · subzone grain

Resident households as of 2025-06-30
399–504–621 households n=2

NOT A MEASUREMENT: residents by dwelling (C020125) ÷ the NATIONAL average household size for that dwelling type (17863, 2025), CALIBRATED by the planning area's own published/derived household ratio (C020141) where the area publishes one. The divide alone ran ~9% low with a measured per-area spread; the calibration applies the reconciliation instead of merely reporting it.

ghs2025.residents-div-hhsize · subzone grain

Daytime workers (place of work)
not published here

not_published: withheld or not published at source. GHS 2025 C020148 publishes no workplace figure for this planning area — small workforces are not itemised, and an unpublished area is never a workforce of zero. The no-fixed-location (201,500) and work-from-home (82,200) categories also sit outside every area, so even the published figures are floors.

Rent: every published stratum
propertyType: retail · leads the card ask carried lowest–highest ask as of 2026-08-03
S$10.00 psf n=3

a census: all 3 sources known in this subzone answered

listings.srx.postal-ask:carried · subzone grain

propertyType: shophouse ask carried lowest–highest ask as of 2026-08-03
S$7.22–9.59–10.00 psf n=3

a census: all 3 sources known in this subzone answered

listings.srx.postal-ask:carried · subzone grain

hdbTender rent
not yet published: our gap

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

Held back (not shop space) · use: office carried quarter to 2025-06-30
S$9.63–10.01–10.16 psf n=3

a census: all 1 sources known in this subzone answered

the publisher's own facet types this row "office", which is not shop space. Measured over every per-sqm rent in this artifact, the median of the 804 shopfront rows sits at 1.5x the median of the 171 rows typed "office". 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

ura.pmi.street-median:carried · subzone grain · 2025-06-30 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

Held back (not shop space) · all strata pooled ask carried one ask as of 2026-08-03
S$10.00 psf n=1

a census: all 1 sources known in this subzone answered

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.commercialguru.street-ask:carried · subzone grain

Held back (not shop space) · propertyType: office ask carried lowest–highest ask as of 2026-08-03
S$3.85–11.00–11.00 psf n=3

a census: all 3 sources known in this subzone answered

the publisher's own facet types this row "office", which is not shop space. Measured over every per-sqm rent in this artifact, the median of the 804 shopfront rows sits at 1.5x the median of the 171 rows typed "office". 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

Held back (stood too long) · propertyType: f-and-b ask carried lowest–highest ask as of 2026-08-03
S$6.30–8.12–9.00 psf n=3

a census: all 3 sources known in this subzone answered

listed 371 days before this snapshot (posted 2025-07-28), older than one URA quarter (91 days, the gap between URA's two most recent quarter-ends), and this corner holds a fresher shopfront row: an ask posted 2026-07-22, 359 days after this ask was posted. A landlord's asking price that has stood unmoved for longer than the market's own reporting cycle is not this quarter's market, and it does not lead over one that is

listings.srx.postal-ask:carried · subzone grain

Residential (income proxy, never a shop rent) · all home types carried contracts to 2026-06-30, the oldest part contracts to 2026-04-30
S$4,000–6,500–17,000/mo n=94

a census: all 7 sources known in this subzone answered

ura.resi.street-median:carried · subzone grain · 2026-06-30 is the last day of the newest contract month among the 7 streets pooled here; the oldest part's newest contract month ends 2026-04-30. Each part's figure is the median of its own quarter's contracts in URA's private residential rental table, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · terrace carried contracts to 2026-06-30, the oldest part contracts to 2026-04-30
S$8,000–9,500–11,000/mo n=3

a census: all 2 sources known in this subzone answered

ura.resi.street-median:carried · subzone grain · 2026-06-30 is the last day of the newest contract month among the 2 streets pooled here; the oldest part's newest contract month ends 2026-04-30. Each part's figure is the median of its own quarter's contracts in URA's private residential rental table, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · non-landed-merged carried contracts to 2026-06-30, the oldest part contracts to 2026-04-30
S$4,000–6,225–11,875/mo n=89

a census: all 6 sources known in this subzone answered

ura.resi.street-median:carried · subzone grain · 2026-06-30 is the last day of the newest contract month among the 6 streets pooled here; the oldest part's newest contract month ends 2026-04-30. Each part's figure is the median of its own quarter's contracts in URA's private residential rental table, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · detached carried contracts to 2026-06-30
S$29,000/mo n=1

a census: all 1 sources known in this subzone answered

ura.resi.street-median:carried · subzone grain · 2026-06-30 is the last day of the newest month in which a lease counted here was signed, in URA's private residential rental table. The figure is the median of the whole quarter's contracts on the street, so this is the newest month the median covers, not the quarter's end and not a day any particular lease was signed

Residential (income proxy, never a shop rent) · semi-detached carried contracts to 2026-05-31
S$17,000/mo n=1

a census: all 1 sources known in this subzone answered

ura.resi.street-median:carried · subzone grain · 2026-05-31 is the last day of the newest month in which a lease counted here was signed, in URA's private residential rental table. The figure is the median of the whole quarter's contracts on the street, so this is the newest month the median covers, not the quarter's end and not a day any particular lease was signed

Rent: the district’s stamped band, one row per size cell
District 09 · Level 1 (street level) · pooled across its size bands · ALL of this corner’s postals quarter to 2026-06-30
S$7.76–13.51–27.96 psf n=3

URA PMI district median at DISTRICT grain, not measured at this corner. ALL of this corner's geocoded postals sit in District 09. The stratum is Level 1 (street level), declared here because URA stamps no all-levels, all-bands district median: the 4 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

District 09 · Level 1 (street level) · 30 sqm and below quarter to 2026-06-30
S$10.79–13.50–27.32 psf n=3

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

District 09 · Level 1 (street level) · over 30 to 100 sqm quarter to 2026-06-30
S$10.24–13.31–15.47 psf n=3

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

District 09 · Level 1 (street level) · over 100 to 300 sqm quarter to 2026-06-30
S$10.50–13.52–20.09 psf n=3

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

District 09 · Level 1 (street level) · over 300 sqm quarter to 2026-06-30
S$7.76–16.14–27.96 psf n=3

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

Footfall: every measured window
daywindowmodedirtaps/dayn
weekdayam-peakbusin25223
weekdayam-peakbusout28823
weekend-holidayam-peakbusin1208
weekend-holidayam-peakbusout2408
weekdaypm-peakbusin24823
weekdaypm-peakbusout25423
weekend-holidaypm-peakbusin2378
weekend-holidaypm-peakbusout1898
weekdayall-daybusin1,13023
weekdayall-daybusout1,19623
weekend-holidayall-daybusin1,0968
weekend-holidayall-daybusout1,2618

this subzone, all trades: BUS taps only per gazetted day (no rail is counted in this number) a census: all 1 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

Stations: every one within 400m, or the nearest beyond it
stationtaps/dayfrom the corner’s edgeexits known
SOMERSET (NS23)66,219111m to Exit D4
DHOBY GHAUT (NS24 + NE6 + CC1)64,694292m to Exit C6
FORT CANNING (DT20)13,588315m to Exit B2

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

Hawker centres: NEA’s registry, placed in this corner
Centres in this corner
0 a measured zero, not an absence
nearest, outside this cornerstallsstatusdistance
Jalan Kukoh Blk 1 (Kukoh 21 Food Centre)21Existing718m

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 Jalan Kukoh Blk 1 (Kukoh 21 Food Centre), 718m 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

Household spend: the bridge
All categories, total survey year 2023
S$9,567–9,815–13,545/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

national HES 2023 per-household spend by dwelling type, weighted by this subzone's own 2025 household mix. The only local input is the mix; lo/hi are the spread across the kinds of household living here, not an error bar

Hair salon · Hairdressing salons survey year 2023
S$37–37–44/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Childcare / preschool (single centre) · Child care centres survey year 2023
S$113–114–128/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Tuition centre · Centre-Based Tuition survey year 2023
S$114–127–128/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Student care centre · Student care survey year 2023
S$4–11–11/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Independent cafe · Cafes survey year 2023
S$93–94–94/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Bar / pub · Pubs survey year 2023
S$15–15–20/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Hawker stall (cooked food) · Hawker Centres survey year 2023
S$96–98–128/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Laundry / dry cleaning · Cleaning of clothing survey year 2023
S$2–2–4/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Tailor / alterations · Repair and tailoring of clothing survey year 2023
S$2–4–5/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Veterinary clinic · Veterinary And Other Services For Pets survey year 2023
S$19–25–25/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Jewellery / gold shop · Jewellery And Watches survey year 2023
S$17–19–50/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Casual dining restaurant · Restaurants survey year 2023
S$623–629–729/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

Fine dining restaurant · Restaurants survey year 2023
S$623–629–729/household/mo n=2

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

What households earn: SingStat’s bands, at planning-area grain
Household income (planning area)
not published here

not_published: withheld or not published at source. SingStat publishes the GHS 2025 household income distribution by PLANNING AREA and names 29 of them; RIVER VALLEY 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.

Homes: every published sale price
Sold · Apartment carried contracts to 2026-08-18, the oldest part contracts to 2025-03-31
S$1,900,000–2,568,000–3,175,000 n=86

a census: all 5 sources known in this subzone answered

ura.caveat.resi-transaction:carried · subzone grain · 2026-08-18 is the end of the newest contract month among the 5 streets pooled here, or the day the caveats were read where that month had not closed; the oldest part's newest contract month ends 2025-03-31. Each part pools roughly five years of caveats, so this row spans more than one month and no single month describes it

Sold · Condominium carried contracts to 2026-07-31, the oldest part contracts to 2024-09-30
S$4,056,250–5,570,000–7,800,000 n=45

a census: all 3 sources known in this subzone answered

ura.caveat.resi-transaction:carried · subzone grain · 2026-07-31 is the end of the newest contract month among the 3 streets pooled here, or the day the caveats were read where that month had not closed; the oldest part's newest contract month ends 2024-09-30. Each part pools roughly five years of caveats, so this row spans more than one month and no single month describes it

Sold · Strata Terrace carried contracts to 2025-04-30, the oldest part contracts to 2022-04-30
S$6,400,000–9,850,000–13,000,000 n=4

a census: all 2 sources known in this subzone answered

ura.caveat.resi-transaction:carried · subzone grain · 2025-04-30 is the end of the newest contract month among the 2 streets pooled here, or the day the caveats were read where that month had not closed; the oldest part's newest contract month ends 2022-04-30. Each part pools roughly five years of caveats, so this row spans more than one month and no single month describes it

What stands here: every counted stock row
premises.withinContainer carried as of 2026-08-13
3 premises n=3

a census: all 21 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-13 is the night SFA's register was read: the crawl receipt where one was written, else the observation stamp a snapshot froze from the file's write time. Not a date SFA gives; a carried total wears the newest night among its postals

stock.rooms carried updated 2022-07-13
34 rooms n=1

a census: all 1 sources known in this subzone answered

stb.hotels.rooms:carried · subzone grain · 2022-07-13 is STB's FMEL_UPD_D stamp on the newest register feature counted here: the day a hotel's record was last updated on the register, not a licence date and not an opening day

What the plan permits: the zoning, by use class
Zoned land whose use class can hold a shopfront Master Plan 2025 with amendments, published 2026-09-21
3.1% 6,694 of 217,390 zoned sqm, 157 parcels, mean plot ratio 1.8
largest use classesshare of zoned land
residential68%
road27%
residential with commercial at 1st storey3.1%

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

Competitors: every register that reaches here
Hawker stall (cooked food) carried as of 2026-08-13
0 premises n=21

a census: all 21 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-13 is the night SFA's register was read: the crawl receipt where one was written, else the observation stamp a snapshot froze from the file's write time. Not a date SFA gives; a carried total wears the newest night among its postals

Childcare / preschool (single centre) carried updated 2026-08-11, the oldest part updated 2026-01-18
4 premises n=4

a census: all 4 sources known in this subzone answered

ecda.centres.licensed:carried · subzone grain · 2026-08-11 is the newest register update among the 4 postals pooled here; the oldest part's newest row was updated 2026-01-18. Each part wears its own rows' stamp, so this count spans more than one update day and no single day describes it

Dental clinic carried as of 2026-08-19
1 premises n=1

a census: all 1 sources known in this subzone answered

moh.hcsa.dental:carried · subzone grain

All licensed food premises (container) carried as of 2026-08-30, the oldest part as of 2026-08-13
29 premises n=29

a census: all 84 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 84 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

Tobacco retail licences (HSA) carried as of 2026-08-07
4 premises n=4

a census: all 4 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

CHAS dental clinics (subsidised patients) carried as of 2026-08-03
1 premises n=1

a census: all 1 sources known in this subzone answered

CHAS dental. NOT a second opinion about how many dental clinics stand here: it counts the ones that take subsidised patients, a subset of the HCSA licensing frame that now publishes `dental-clinic`. Mapping both to the trade would count 140 of the same doors twice; leaving them pooled made them rivals and produced 259 subzones of false disagreement. Ships as its own stratum, which is what it is

moh.chas.clinic:carried · subzone grain

Halal-certified food preparation areas (MUIS) carried as of 2026-08-03
1 premises n=1

a census: all 1 sources known in this subzone answered

a certification overlay

muis.halal:carried · subzone grain

Licensed hotels (Hotels Licensing Board) carried updated 2022-07-13
1 premises n=1

a census: all 1 sources known in this subzone answered

the trade list has hostel; a LICENSED hotel (Hotels Licensing Board register - 468 licensed against the 285 STB gazetted, a wider frame, measured 2026-08-17) is a different licence class and calling it a hostel would invent a competitor count

stb.hotels.licensed:carried · subzone grain · 2022-07-13 is STB's FMEL_UPD_D stamp on the newest register feature counted here: the day a hotel's record was last updated on the register, not a licence date and not an opening day

What was withheld or unreachable here: the ledger
quantitycodesiderows
householdSpend.monthlysuppressed_at_sourcetheirs21
commercialRent.psmsuppressed_at_sourcetheirs1

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.