Bukit Merah · central

Telok Blangah Way

S$12.38 per sqft a month, asking shop rent14,072 taps a working day at this corner’s stops

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$12.38per sqft, a month asking as of 2026-08

the darker band is Bukit Merah, the lighter one the island; the mark is this corner

Half of Bukit Merah’s 13 shopfront-led corners rent between S$6.21–8.56 psf. Half the island’s 229 fall between S$6.89–13.33 psf.

ihow this figure was read

n=1: This rests on 1 unit. URA prints no median under 3 contracts: its own disclosure floor, read from its panel. Read it as one landlord's number rather than a market.
unchanged since Aug 2026 · 0 days: This asking price was posted 2026-08-02 and had stood 0 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 323 sqft: The unit behind this figure is 323 sqft (30 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.commercialguru.street-ask:carried · measured on TELOK BLANGAH CRESCENT, 100% of whose 25 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 · as of 2026-08-03 · a census: all 1 sources known in this subzone answered · 1 unit, 1 agent. One ask: a point, not a range · units of 323 sqft · unchanged since Aug 2026 · 0 days

This thin ask sits in the lower middle (at or above the 25th percentile, below the median) of the cell it was weighed against: S$10.45–39.59 psf, median S$35.45 psf. It falls at or below that cell’s p75, so it keeps the head of this card over 30 to 100 sqm

The plan zones 4.9% of this corner for uses that can hold a shopfront; most of the corner is residential (65%) tight

14,072 taps in and out on a working day · 10,725 on a weekend or public holiday (buses only, no rail in this number)

No station within 400m. Nearest is TIONG BAHRU (EW17), 868m to Exit A · 52,004 taps a working day at that station, measured at the station and not at this corner

8,190 residents · 105,400 work here daytime (planning area)

3,910 HDB flats stand here across 34 blocks, a count, not an estimate

Households around here spend about S$3,609 a month across all categories (national averages by home type, 2023 survey: a floor where homes are far dearer than typical)

The middle earning household here takes home S$10,000–S$10,999 a month (planning area) · 26% earn over S$20,000

Homes here rent at S$1,675–3,500/mo, an income proxy, never a shop rent

An HDB flat here resold for S$398,000 (170 sales, 2024-01 to 2026-08)

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.

A hawker centre stands here: Telok Blangah Crescent Blk 11 (11 Telok Blangah Crescent Market and Food Centre) (56 stalls)

2 rent readings measured here do not lead this card: 1 not shop space, 1 stood too long

All strata pooled: S$12.38 psf, n=3, as of 2026-08, unchanged since Apr 2026 · 96 days, units of 323–700 sqft not shop space

Shophouse: S$11.91 psf, n=4, as of 2026-08, unchanged since Apr 2026 · 103 days, units of 323–700 sqft stood too long

1 listing under 30 sqm (S$7.67 psf) is not pooled into this corner’s rent. 30 sqm is the top of URA’s smallest published size band excluded

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 Telok Blangah Way 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

Telok Blangah Way: 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

8,190 persons

singstat.ghs2025.C020123 · subzone grain

Resident households as of 2025-06-30

2,569–3,247–4,000 households n=4

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 by place of work (planning area) as of 2025-06-30

105,400 persons

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 BUKIT MERAH with premises, taps or residents published at the corner shows this same figure.

singstat.ghs2025.C020148 · planningArea grain

Rent: every published stratum

propertyType: shop-or-shophouse · leads the card ask carried one ask as of 2026-08-03

S$12.38 psf n=1

a census: all 1 sources known in this subzone answered

listings.commercialguru.street-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) · all strata pooled ask carried lowest–highest ask as of 2026-08-03

S$11.43–12.38–12.40 psf n=3

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.srx.street-ask:carried · subzone grain

Held back (stood too long) · propertyType: shophouse ask carried lowest–highest ask as of 2026-08-03

S$4.72–11.91–12.40 psf n=4

a census: all 4 sources known in this subzone answered

listed 103 days before this snapshot (posted 2026-04-21), 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 2026-08-02, 104 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 approvals to 2026-07-31, the oldest part approvals to 2026-01-31

S$1,275–2,663–3,900/mo n=827

built from 22 of 25 sources known in this subzone (88%): a FLOOR, not a census

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 22 blocks pooled here; the oldest part's newest approval month ends 2026-01-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 4-room carried approvals to 2026-07-31, the oldest part approvals to 2026-03-31

S$2,275–2,963–4,000/mo n=120

a census: all 6 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 6 blocks pooled here; the oldest part's newest approval month ends 2026-03-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 3-room carried approvals to 2026-07-31, the oldest part approvals to 2026-01-31

S$1,800–2,600–3,100/mo n=562

a census: all 13 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 13 blocks pooled here; the oldest part's newest approval month ends 2026-01-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 5-room carried approvals to 2026-06-30, the oldest part approvals to 2022-04-30

S$2,700–3,500–4,200/mo n=89

a census: all 8 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-06-30 is the last day of the newest month in which HDB approved a sublet among the 8 blocks pooled here; the oldest part's newest approval month ends 2022-04-30. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 1-room carried approvals to 2026-06-30

S$1,275–1,675–2,000/mo n=56

a census: all 1 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-06-30 is the last day of the newest month in which HDB approved a sublet counted here. The figure is the median of every approved contract in the cell, so this is the newest month the median covers and not a day any particular flat was let

Rent: the district’s stamped band, one row per size cell

District 04 · Level 1 (street level) · pooled across its size bands · ALL of this corner’s postals quarter to 2026-06-30

S$7.20–14.75–39.59 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 04. 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

District 04 · Level 1 (street level) · over 30 to 100 sqm quarter to 2026-06-30

S$10.45–35.45–39.59 psf n=3

District 04 · Level 1 (street level) · over 100 to 300 sqm quarter to 2026-06-30

S$10.09–14.70–24.10 psf n=3

District 04 · Level 1 (street level) · over 300 sqm quarter to 2026-06-30

S$7.20–14.75–16.79 psf n=3

Footfall: every measured window

day	window	mode	dir	taps/day	n
weekday	am-peak	bus	in	1,918	138
weekday	am-peak	bus	out	1,401	138
weekend-holiday	am-peak	bus	in	1,222	48
weekend-holiday	am-peak	bus	out	841	48
weekday	pm-peak	bus	in	1,825	138
weekday	pm-peak	bus	out	1,562	138
weekend-holiday	pm-peak	bus	in	909	48
weekend-holiday	pm-peak	bus	out	1,000	48
weekday	all-day	bus	in	7,758	138
weekday	all-day	bus	out	6,314	138
weekend-holiday	all-day	bus	in	5,627	48
weekend-holiday	all-day	bus	out	5,098	48

this subzone, all trades: BUS taps only per gazetted day (no rail is counted in this number) a census: all 6 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

nearest, beyond the serving line	taps/day	from the corner’s edge
TIONG BAHRU (EW17)	52,004	868m to Exit A

ENTRIES AND EXITS SUMMED on an average weekday, all day. Not boardings. NO station stands within 400m of this corner, which is the radius at which we are willing to say one serves it. The nearest is named anyway, with the same straight-line measurement to its nearest published exit. A corner 20m past the line is not a corner with no railway, and publishing nothing there would be a binary answer to a continuous question. It is not a walking route, and no claim is made that this station serves this corner.

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

Stalls in this corner, open centres only

56 across 1 open centre

centre	stalls	status	NEA row updated
Telok Blangah Crescent Blk 11 (11 Telok Blangah Crescent Market and Food Centre)	56	Existing	2026-03-13

NEA's hawker centre registry is a census of 129 centres, each carrying a point, its own cooked-food stall count and its build status; these are the ones whose point falls inside this corner. The stall count above sums the centres NEA says are trading. Where the trade count disagrees, the disagreement is the finding: a stall row that landed in a neighbouring polygon is a join we owe you, not an absence of stalls.

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. Each centre below carries the stamp on its own row, and they range across more than a year

Household spend: the bridge

All categories, total survey year 2023

S$1,855–3,609–6,285/household/mo n=4

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$4–12–26/household/mo n=4

Childcare / preschool (single centre) · Child care centres survey year 2023

S$5–28–57/household/mo n=4

Tuition centre · Centre-Based Tuition survey year 2023

S$2–23–67/household/mo n=4

Student care centre · Student care survey year 2023

S$1–6–12/household/mo n=4

Independent cafe · Cafes survey year 2023

S$12–31–58/household/mo n=4

Bar / pub · Pubs survey year 2023

S$1–4–8/household/mo n=4

Hawker stall (cooked food) · Hawker Centres survey year 2023

S$100–115–123/household/mo n=4

Laundry / dry cleaning · Cleaning of clothing survey year 2023

S$0–0–0/household/mo n=3

Tailor / alterations · Repair and tailoring of clothing survey year 2023

S$0–0–0/household/mo n=3

Veterinary clinic · Veterinary And Other Services For Pets survey year 2023

S$0–4–9/household/mo n=4

Jewellery / gold shop · Jewellery And Watches survey year 2023

S$2–5–8/household/mo n=4

Casual dining restaurant · Restaurants survey year 2023

S$43–158–338/household/mo n=4

Fine dining restaurant · Restaurants survey year 2023

S$43–158–338/household/mo n=4

What households earn: SingStat’s bands, at planning-area grain

Median earning household, monthly income from work as of 2025-06-30

S$10,000–S$10,999 a band, not a mean

share of households
with no employed person, outside the figure above	21.6%
earning over S$10,000	50.8%
earning over S$20,000	26%

41,500 earning households of 52,700 in this planning area. PLANNING-AREA grain, not this corner, and EMPLOYMENT income only. The middle figure is the BAND the median earning household falls in. No average is computed, because the top band is "$35,000 & Over" and has no upper value to average. Households with no employed person are outside the denominator, which is SingStat's own convention for income from work; their share is published beside it, because a retiree household is not a poor household, it is one this instrument does not see.

singstat.ghs2025.household-income-bands · planningArea grain · as of 2025-06-30

Homes: every published sale price

Home sale price (URA caveats)

not yet published: our gap

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

HDB resale · the register 2024-01 to 2026-08

S$398,000 n=170

Middle half S$355,000–490,000, S$565 psf of floor area. Resale figures cover the most recent 3 calendar years only. Older transactions are in the source and deliberately excluded: a 2017 price is not a statement about today. A resale price is what a home is worth, not what its household earns. It is a better-refreshed proxy for spending capacity than a decennial income figure, and it is still a proxy.

hdb.property-information + hdb.resale-prices · subzone grain · HDB publishes no as-at date for Property Information, so the block and unit counts here carry no asOf, only the date this surface extracted them (2026-09-12). The resale figures DO have a window and name both ends of it. A single date over both would be one instrument's currency wearing the other's name.

flat type	flats
1-room	253
2-room and studio	0
3-room	1,845
4-room	539
5-room, executive and multi-generation	439
rental flats	834

HDB's own block register, summed over the 34 blocks placed inside this corner. It is a count of doors by kind, not an estimate, and not a count of the people behind them.

What stands here: every counted stock row

premises.withinContainer carried as of 2026-08-16, the oldest part as of 2026-08-13

2 premises n=2

a census: all 8 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-16 is the newest night SFA's register was read among the 8 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

premises.withinContainer · halal-eating-establishment carried as of 2026-08-03

1 premises n=1

a census: all 1 sources known in this subzone answered

muis.halal:carried · subzone grain

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

4.9% 12,148 of 248,804 zoned sqm, 14 parcels, mean plot ratio 2.8

largest use classes	share of zoned land
residential	65%
educational institution	15%
road	12%

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 2026-08-16, the oldest part as of 2026-08-13

56 premises n=56

a census: all 8 sources known in this subzone answered

GP clinic carried as of 2026-08-03

3 premises n=3

a census: all 2 sources known in this subzone answered

moh.chas.clinic:carried · subzone grain

Childcare / preschool (single centre) carried updated 2026-08-03, the oldest part updated 2025-04-11

3 premises n=3

a census: all 2 sources known in this subzone answered

ecda.centres.licensed:carried · subzone grain · 2026-08-03 is the newest register update among the 2 postals pooled here; the oldest part's newest row was updated 2025-04-11. 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

136 premises n=136

a census: all 30 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 30 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

9 premises n=9

a census: all 5 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

Halal-certified eating establishments (MUIS) carried as of 2026-08-03

2 premises n=2

a census: all 2 sources known in this subzone answered

a certification overlay across many trades

muis.halal:carried · subzone grain

What was withheld or unreachable here: the ledger

quantity	code	side	rows
householdSpend.monthly	suppressed_at_source	theirs	20

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.