22,22a Lorong Mambong
22,22a Lorong Mambong is a commercial building in District 10 · Queenstown, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 2 transactions are on record since 1995, most recently in Dec 2020. 1 unit is currently listed for rent. ACRA records 0 live company registrations at this address.
What are the key facts about 22,22a Lorong Mambong?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 10 · Queenstown
- Address
- 22,22a Lorong Mambong
- Land area
- —
- Transactions on record
- 2 (records start 1995)
- Live listings
- 1
- ACRA registrations
- 0
About 22,22a Lorong Mambong
22,22A Lorong Mambong is a commercial property in Bukit Timah (District 10). It is located along Lorong Mambong, Singapore 277681.
Under the URA Master Plan it sits on land zoned commercial.
The site is freehold.
2 transactions have been recorded here, at a median of S$8,145 psf. The most recent was in December 2020.
The nearest MRT is Holland Village MRT, 176 m away (about a 3-minute walk). The closest bus stop (Holland Village) is 94 m away (about a 2-minute walk).
What is 22,22a Lorong Mambong zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Urban design area
- Holland Village Ud Area
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 22,22a Lorong Mambong sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Dec 2020 | Shop House | S$17.20M | 2,351 sqft | $7,316 |
| Oct 2017 | Shop House | S$16.20M | 1,805 sqft | $8,974 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Lorong Mambong price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 22,22a Lorong Mambong?
Indicative area yield — District 10 retail
An INDICATIVE AREA yield for District 10 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 10 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $128.61 | $243.14 | $366.50 |
| Level 2 & 3 · 30 & Below | $120.75 | $151.90 | $193.55 |
| Level 2 & 3 · >30 - 100 | $109.53 | $147.02 | $190.16 |
| Level 1 · >30 - 100 | $80.11 | $120.29 | $163.80 |
| Level 2 & 3 · >100 - 300 | $73.06 | $78.59 | $115.68 |
| Level 1 · >100 - 300 | $71.83 | $81.50 | $181.35 |
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 available at 22,22a Lorong Mambong right now?
For rent (1)
- Lorong Mambong, Corner | High Visibility | High Traffic Facing Market2 agentsS$26k/mo · 1,413 sqft
What is near 22,22a Lorong Mambong?
Getting around
- Holland Village MRT176 m · ~3 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at 22,22a Lorong Mambong?
- Live registrations
- 0
- Registered last 3 years
- 0
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 22,22a Lorong Mambong
Where is 22,22A Lorong Mambong?⌄
22,22A Lorong Mambong is at 22,22A Lorong Mambong, Singapore 277681, in the Bukit Timah planning area.
What is 22,22A Lorong Mambong zoned as?⌄
22,22A Lorong Mambong sits on land zoned commercial under the URA Master Plan.
What is the tenure of 22,22A Lorong Mambong?⌄
22,22A Lorong Mambong is freehold.
What have units at 22,22A Lorong Mambong sold for?⌄
Across 2 recorded transactions, the median price is S$8,145 psf. The latest was in December 2020.
What is the nearest MRT station to 22,22A Lorong Mambong?⌄
Holland Village MRT is the closest, 176 m away (about a 3-minute walk).
The facts are here — now get the verdict on 22,22a Lorong Mambong.
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.