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
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Listed as
- Food & Beverage
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 | $8,974 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 22,22a Lorong Mambong rent for?
Retail space — District 10 retail
Region band · 2026Q3S$ 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 10 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 22,22a Lorong Mambong
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
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.
How fast units move at 22,22a Lorong Mambong
Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.
One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.
What's been approved at 22,22a Lorong Mambong?
- 4 Aug 2025ApprovedAdditions & alterations
Proposed amendment to approved additions and alternation of 2-storey envelope control shophouse, with an attic roof on mk04-04708t , mk04-04709a & mk04-04707p at 22 lorong mambong singapore 277681 (queenstown planning area)
- 23 Dec 2024ApprovedAdditions & alterations
Proposed additions and alteration of 2-storey envelope control shophouse 04708t, 04709a, 04707p at 22 lorong mambong singapore 277681 (queenstown planning area)
- 19 Feb 2024ApprovedChange of use to shop
Proposed change of use of 2nd storey residential premises to shop
- 15 Feb 2024ApprovedChange of use to shop with ancillary dine-in
Proposed change of use of 1st storey premises to shop with ancillary dine-in
- 12 Aug 2022RenewedContinued use as restaurant with live music
Continued use of the 1st storey as restaurant with live music
- 18 Feb 2022RenewedContinued use as fitness centre
Continued use of the 2nd storey flat as fitness centre
- 20 Jan 2021RenewedContinued use as fitness centre
Continued use of the 2nd storey flat as fitness centre
- 16 Jan 2020RenewedContinued use as restaurant with live music
Continued use of the 1st storey as restaurant with live music
- 15 Apr 2019RenewedContinued use as fitness centre
Continued use of the 2nd storey flat as fitness centre
- 10 Apr 2018RenewedContinued use as fitness centre
Continued use of 2nd storey flat as fitness centre
- 31 Jul 2017RenewedContinued use as restaurant with live music
Continued use of the 1st storey as restaurant with live music
- 27 Dec 2016ApprovedChange of use to fitness centre
Proposed change of use of 2nd storey flat to fitness centre
5 earlier change-of-use and A&A decisions are on record since 2000.
Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).
How does Lorong Mambong price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 22,22a Lorong Mambong?
Indicative area yield — District 10 retail
An INDICATIVE AREA yield for District 10 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 10 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $328.53 | $418.19 | $451.58 |
| Level 2 & 3 · 30 & Below | $155.00 | $169.72 | $183.73 |
| Level 2 & 3 · >30 - 100 | $141.55 | $202.35 | $215.19 |
| Level 1 · >30 - 100 | $118.27 | $184.62 | $215.15 |
| Level 1 · >100 - 300 | $80.00 | $110.62 | $158.42 |
| Level 2 & 3 · >100 - 300 | $90.05 | $135.62 | $146.17 |
| Level 2 & 3 · >300 | $93.68 | $99.85 | $147.67 |
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.
Getting there and parking at 22,22a Lorong Mambong
nearest MRT/LRT Holland Village (CC21) 105 m, about 22,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 15,000 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 36,000 residents within 1 km (June 2026); 1 other mall 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.
Stations within 1 km
- Holland Village (CC21)105 m · about 22,000 weekday taps
- Buona Vista (EW21 / CC22)683 m · about 64,000 weekday taps
Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to 22,22a Lorong Mambong. Transfers between lines don't tap, so interchanges read low.
Bus
8 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Warna Rd Off St (URA)147 mS$0.75 per half-hour at midday on a weekday · 42 car lots
- Warna Rd (URA)194 mS$0.60 per half-hour at midday on a weekday · 15 car lots
- Jln Rumia (URA)314 mS$0.60 per half-hour at midday on a weekday · 28 car lots
- Blk 18 Holland Drive (HDB)328 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 607 car lots
- Blk 5A Holland Close (HDB)333 mS$0.60 per half-hour at midday on a weekday · gantry 2 m · 414 car lots
HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.
Nearest URA season parking: Tanglin Halt Close, 763 m away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 22,22a Lorong Mambong's own car park, if it has one, and its charges are not in the open 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.