Business & Economy Property Some residential sites in Tiong Bahru to be rezoned URA announced

Some residential sites in Tiong Bahru to be rezoned URA announced




- Advertisement -

The Urban Redevelopment Authority (URA) announced on July 24th that it will be rezoning some residential sites in the Tiong Bahru estate under the Master Plan, from ‘Residential’ to ‘Residential with Commercial at 1st storey’. This is to recognise existing businesses with approvals and specify where commercial uses are allowed in the estate, while sustaining its residential amenity.


A residential estate and vibrant lifestyle enclave

The Tiong Bahru estate has about 800 homes and 2,400 residents. There are commercial uses distributed throughout the estate today that provide residents and visitors a wide range of amenities, such as a hawker centre, shops and a wet market.

- Advertisement -

This includes about 120 authorised businesses located at the 1st storey of residential buildings, mostly within the conserved pre-war Singapore Improvement Trust (SIT) flats. They comprise F&B outlets and restaurants, as well as retail shops and services which make the estate a vibrant lifestyle enclave that draws visitors from all over Singapore.

These 1st storey businesses are currently operating based on different approvals. More than half are on land zoned ‘Residential with Commercial at 1st Storey’ under the Master Plan. There are also 28 units on land zoned ‘Residential’, with authorised 1st storey businesses based on approvals given by agencies over the past decades.

These approvals include Written Permission by URA from the 1960s to 1970s, and leases issued by the SIT from the late-1940s. The 28 units are mostly located between Eng Hoon Street and Eng Watt Street, and have over time become an integral part of the estate’s fabric.

Working with the community to balance residential amenity and vibrancy

URA said that the Tiong Bahru community has provided feedback in recent years regarding the growing number of commercial uses in the estate, and their impact on the residential neighbourhood. URA has also engaged the local Adviser, grassroots leaders and residents to better understand their views.

The community shared that they were supportive of the estate’s vibrant character, and having a good mix of businesses to serve residents and visitors. At the same time, they emphasised the need to maintain residential amenity, so that residents can continue to have a good living environment. The community also wanted more information on where commercial uses are allowed in the estate.

some residential sites
Screengrab URA

Rezoning some residential sites occupied by authorised 1st storey businesses

URA has conducted a study on the uses in the estate, taking into account the community’s feedback. URA will recognise the existing businesses operating based on agencies’ past approvals, and rezone these sites from ‘Residential’ to ‘Residential with Commercial at 1st Storey’.

Rezoning the sites will specify under the Master Plan where commercial uses are allowed in the estate. This also reinforces URA’s commitment to support its vibrant landscape, while recognising that the Tiong Bahru neighbourhood is primarily a residential estate.

Possible unauthorised 1st storey businesses

The community has also provided information on some 1st storey businesses that may be operating without approval, at premises meant only for residential purpose.

URA said that it is engaging the affected business operators and owners/tenants to work with them to address the infringements.


If you looking for some residential sites, our Panel of Property agents and the mortgage consultants at can help you with affordability assessment and a promotional home loan.

The services of our mortgage loan experts are free. Our analysis will give best home loan seekers better ease of mind on interest rate volatility and repayments.

Just email our chief mortgage consultant, Paul Ho, with your name, email and phone number at for a free assessment.

Send in your scoop to 

- Advertisement -

Journalist claims Karen Mok is the only woman Stephen Chow has ever thought of marrying

Hong Kong -- Last year, comedian Stephen Chow's public and ugly legal battle with his former girlfriend over their finances gave a rare peek into the personal life of the fiercely private 58-year-old. It was reported that out of all the women...

Goh Chok Tong says that as true friends with Tan Cheng Bock, “we will always have each other’s best interest at heart”

Despite a relationship that seemed to be fraught with political tension from the past year, Goh Chok Tong and Tan Cheng Bock met for dinner over the weekend. On Friday (Feb 19), former Emeritus Senior Minister (ESM) Goh posted on social media...

Prank orders in Joo Seng affects at least 12 delivery riders, police investigating incident

Singapore – The police are investigating a case of "intentional harassment" involving Foodpanda delivery orders sent to a Housing and Development Board (HDB) flat in Joo Seng after a resident highlighted a case of "prank orders" in social media. On Friday (Feb...

Send in your scoop to