21 Tampines Avenue
21 Tampines Avenue is a commercial building in District 18 · Paya Lebar, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is leasehold with roughly 26 years remaining. 3 transactions are on record since 1995, most recently in Apr 2024. ACRA records 2 live company registrations at this address.
What are the key facts about 21 Tampines Avenue?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Leasehold
- District / Area
- District 18 · Paya Lebar
- Address
- 21 Tampines Avenue
- Land area
- —
- Transactions on record
- 3 (records start 1995)
- Live listings
- None
- ACRA registrations
- 2
About 21 Tampines Avenue
21 Tampines Avenue is a commercial property in Paya Lebar (District 18). It is located along Tampines Avenue, Singapore 529802.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.
The site is leasehold, with about 26 years remaining on the lease.
3 transactions have been recorded here, at a median of S$599 psf. The most recent was in April 2024.
2 businesses are currently registered at this address with ACRA.
The closest bus stop (Aft Tampines Ind Ave 2) is 73 m away (about a 1-minute walk).
What is 21 Tampines Avenue zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- Subject to Evaluation
URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.
What has 21 Tampines Avenue sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2024 | Retail | S$1.15M | 1,938 sqft | $594 |
| Sept 2023 | Retail | S$1.17M | 1,938 sqft | $604 |
| Jul 2015 | Retail | S$1.16M | 1,938 sqft | $599 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Tampines Avenue price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 21 Tampines Avenue?
Retail rents — District 18 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $258.15 | $258.15 | $324.48 |
| B1 & Below · 30 & Below | $332.57 | $428.10 | $469.49 |
| Level 1 · 30 & Below | $122.76 | $156.50 | $337.94 |
| Level 1 · >30 - 100 | $110.80 | $152.85 | $330.26 |
| Level 2 & 3 · >30 - 100 | $175.77 | $242.48 | $323.78 |
| B1 & Below · >30 - 100 | $126.41 | $203.56 | $248.12 |
| Level 2 & 3 · >100 - 300 | $139.00 | $171.25 | $231.46 |
| Level 1 · >100 - 300 | $140.03 | $172.26 | $255.62 |
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 21 Tampines Avenue?
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at 21 Tampines Avenue?
- Live registrations
- 2
- Registered last 3 years
- 0
- Most common type
- Local Company
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.
Frequently asked questions about 21 Tampines Avenue
Where is 21 Tampines Avenue?⌄
21 Tampines Avenue is at 21 Tampines Avenue, Singapore 529802, in the Paya Lebar planning area.
What is 21 Tampines Avenue zoned as?⌄
21 Tampines Avenue sits on land zoned residential with commercial at 1st storey under the URA Master Plan.
What is the tenure of 21 Tampines Avenue?⌄
21 Tampines Avenue is leasehold. About 26 years remain on the lease.
What have units at 21 Tampines Avenue sold for?⌄
Across 3 recorded transactions, the median price is S$599 psf. The latest was in April 2024.
How many businesses are registered at 21 Tampines Avenue?⌄
2 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.
The facts are here — now get the verdict on 21 Tampines Avenue.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.