JALAN BESAR PLAZA is a 99-year leasehold development along KITCHENER ROAD in District 8 (Little India / Farrer Park), part of the RCR segment of Singapore's private residential market. The project comprises 44 units and is an established secondary-market project.
This profile draws on 0 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 8 (Little India / Farrer Park), the immediate context for JALAN BESAR PLAZA is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 0 sales and 68 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the JALAN BESAR PLAZA dashboard.
- · RCR · D8 · 44 units
About JALAN BESAR PLAZA
JALAN BESAR PLAZA is a condominium, located at KITCHENER ROAD in District 8 (Little India) (Rest of Central Region), comprising 44 residential units.
Rental Market Overview
JALAN BESAR PLAZA has recorded 68 rental transactions with monthly rents averaging $3,701/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 38 | $3,184/mo | $1,450/mo | $4,600/mo |
| 4 BR | 30 | $4,357/mo | $1,900/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 12 | $3,065/mo |
| 2022 | 17 | $3,271/mo |
| 2023 | 12 | $3,704/mo |
| 2024 | 9 | $4,478/mo |
| 2025 | 12 | $4,313/mo |
| 2026 | 6 | $3,800/mo |
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Competing Condos in District 8
Side-by-side comparison against the most actively traded condos in District 8 (Little India):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PICCADILLY GRAND | 99 yrs lease commencing from 2021 | 407 | $2,167 psf | 425 |
| CITYLIGHTS | 99 yrs lease commencing from 2004 | 600 | $1,767 psf | 133 |
| CITY SQUARE RESIDENCES | Freehold | 910 | $1,891 psf | 114 |
| STURDEE RESIDENCES | 99 yrs lease commencing from 2015 | 305 | $1,999 psf | 107 |
| KERRISDALE | 99 yrs lease commencing from 1998 | 481 | $1,395 psf | 90 |
Location Map
Map shows JALAN BESAR PLAZA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- JALAN BESAR PLAZA
- Jalan Besar MRT
- Lavender MRT
- Farrer Park MRT
- Bendemeer MRT
- Rochor MRT
- St. Andrew'
- St. Andrew'
- St. Andrew'
Nearby MRT Stations
JALAN BESAR PLAZA is 480m from Jalan Besar MRT (Downtown Line), with 12 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Jalan Besar | DT22 | Downtown Line | 480m |
| Lavender | EW11 | East-West Line | 580m |
| Farrer Park | NE8 | North-East Line | 600m |
| Bendemeer | DT23 | Downtown Line | 790m |
| Rochor | DT13 | Downtown Line | 840m |
| Bugis | EW12 | East-West Line | 900m |
| Bugis | DT14 | Downtown Line | 900m |
| Little India | NE7 | North-East Line | 1.0 km |
Nearby Schools
There are 15 schools within 2 km of JALAN BESAR PLAZA, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Andrew's Secondary School | Secondary | 280m |
| St. Andrew's Junior College | Jc | 280m |
| St. Andrew's Junior School | Primary | 320m |
| Farrer Park Primary School | Primary | 550m |
| LASALLE College of the Arts | Tertiary | 720m |
| Hong Wen School | Primary | 1.1 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.3 km |
| School of the Arts | Jc | 1.5 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.5 km |
| Bendemeer Primary School | Primary | 1.5 km |
| Bendemeer Secondary School | Secondary | 1.6 km |
| St. Margaret's Secondary School | Secondary | 1.6 km |
Genuine walk-to-MRT access. Jalan Besar sits about 0.48km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 44 units, JALAN BESAR PLAZA keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. St. Andrew's Secondary School sits about 0.28km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 0 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: JALAN BESAR PLAZA benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for JALAN BESAR PLAZA?
What is the rental yield for JALAN BESAR PLAZA?
Is JALAN BESAR PLAZA freehold or leasehold?
How far is the nearest MRT from JALAN BESAR PLAZA?
What is the tenure of JALAN BESAR PLAZA?
How does JALAN BESAR PLAZA compare to other projects in the district?
What stamp duty applies for a foreign buyer of JALAN BESAR PLAZA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 68 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for JALAN BESAR PLAZA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.