CommercialRESIDENTIALDistrict 27 · Sembawang

12d,12e Andrews Avenue

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2002

Quick Summary

12d,12e Andrews Avenue is a commercial building in District 27 · Sembawang, on land zoned RESIDENTIAL under the URA Master Plan. 1 transaction is on record since 1995, most recently in Oct 2002. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 12d,12e Andrews Avenue.

Ask PropKaki

What are the key facts about 12d,12e Andrews Avenue?

Key takeaway12d,12e Andrews Avenue is a commercial building in District 27 · Sembawang, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area
Tenure: Not on record
District / Area: District 27 · Sembawang
Address: 12d,12e Andrews Avenue
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About 12d,12e Andrews Avenue

12D,12E Andrews Avenue is a mixed-use property in Sembawang (District 27). It is located along Andrews Avenue, Singapore 759930.

Under the URA Master Plan it sits on land zoned residential.

1 transaction has been recorded here, at a median of S$422 psf. The most recent was in October 2002.

3 businesses are currently registered at this address with ACRA.

The closest bus stop (Aft Andrews Ave) is 124 m away (about a 2-minute walk).

What is 12d,12e Andrews Avenue zoned as?

Key takeaway12d,12e Andrews Avenue sits on land zoned RESIDENTIAL.

Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area

URA has not published a fixed plot ratio for this site — the Master Plan records "LND" (Landed housing area), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 12d,12e Andrews Avenue sold for?

Key takeaway1 transaction is on record since 1995, most recently in Oct 2002 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2002	Shop House	S$680k	1,610 sqft	$422

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at 12d,12e Andrews Avenue rent for?

Key takeawayNo street- or building-level rent is published here. Across District 27 retail, retail space rented at a median of $16.22 psf a month in 2026Q3, with the middle half of leases between $14.21 and $22.24. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 27 retail

Region band · 2026Q3

25th pct

$14.21

$152.94 psm

Median

$16.22

$174.57 psm

75th pct

$22.24

$239.35 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 27 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around 12d,12e Andrews Avenue

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What do commercial rents run near 12d,12e Andrews Avenue?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 27 retail

Gross yield (area)

4.7%

4.2% net of property tax

Rent side (median of bands)

$174.57 psm/mo

2026Q3

Price side (strata, 5y)

$4,181 psf

17 sales

An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 27 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$331.11	$380.39	$488.44
Level 1 · 30 & Below	$144.23	$179.93	$218.12
Level 2 & 3 · 30 & Below	$161.64	$169.21	$179.67
Level 1 · >30 - 100	$135.89	$162.50	$260.58
B1 & Below · >30 - 100	$240.50	$296.90	$341.58
Level 2 & 3 · >30 - 100	$189.93	$194.87	$273.74
Level 2 & 3 · >100 - 300	$100.98	$112.48	$148.63
Level 1 · >100 - 300	$86.77	$143.85	$194.08

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near 12d,12e Andrews Avenue?

Amenities nearby

Janggus Garden · 93 mAft Andrews Ave · 124 mPort / Airport · 381 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 12d,12e Andrews Avenue

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Canberra, 1.8 km away. No public car park we hold is within 500 m; the nearest is Sembawang Rd - Admiral Ty Rd East Off St (URA), 697 m away; the nearest URA season parking is Sembawang Rd-Admiralty Rd East Area, 706 m away (S$90/month).

Foot traffic: busier than 1% of retail buildings

no MRT/LRT within 1 km (nearest Canberra, 1.8 km); bus stops within 400 m: 3, about 991 taps a weekday; Sembawang: 40,152 resident workers (Census 2020, by workplace); about 4,863 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Bus

3 bus stops within 400 m, with 991 boardings and alightings on an average weekday.

Who's registered at 12d,12e Andrews Avenue?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 12d,12e Andrews Avenue as their registered address. These are registered businesses, not who occupies the space.

Construction
1
Accommodation and food services
1
Wholesale and retail trade
0
Professional, scientific and technical services
0

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about 12d,12e Andrews Avenue

Where is 12D,12E Andrews Avenue?⌄

12D,12E Andrews Avenue is at 12D,12E Andrews Avenue, Singapore 759930, in the Sembawang planning area.

What is 12D,12E Andrews Avenue zoned as?⌄

12D,12E Andrews Avenue sits on land zoned residential under the URA Master Plan.

What have units at 12D,12E Andrews Avenue sold for?⌄

Across 1 recorded transaction, the median price is S$422 psf. The latest was in October 2002.

How many businesses are registered at 12D,12E Andrews Avenue?⌄

3 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from PropKaki's submarket map, URA car park data (URA Data Service), PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.