22 Sin Ming Road
22 Sin Ming Road is a commercial building in District 20 · Bishan, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. 2 units are currently listed for rent. ACRA records 14 live company registrations at this address.
What are the key facts about 22 Sin Ming Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 20 · Bishan
- Address
- —
- Land area
- 17,162 sqm
- Completed
- 1973 (HDB Property Information)
- Storeys
- 12 (HDB Property Information)
- Submarket
- City Fringe
- Listed as
- Food & Beverage, Shop / Shophouse
- Transactions on record
- None recorded
- Live listings
- 2
- ACRA registrations
- 14
No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.
About 22 Sin Ming Road
22 Sin Ming Road is a commercial building in Bishan (District 20). It is located along Sin Ming Road, Singapore 570022.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8.
It occupies roughly 17,162 sqm of land with about 34,642 sqm of gross floor area.
100 businesses are currently registered at this address with ACRA.
The nearest MRT is Upper Thomson MRT, 790 m away (about a 12-minute walk). The closest bus stop (Blk 22A CP) is 54 m away (about a 1-minute walk). Thomson Plaza is 986 m away (about a 15-minute walk).
What is 22 Sin Ming Road zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 2.8
What does space at 22 Sin Ming Road rent for?
Retail space on Sin Ming Road
Street level · 2026Q3S$ per sq ft per month · median +55.7% on a year earlier
URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
Retail space — District 20 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 20 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 Sin Ming Road
- 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 Sin Ming Road
Rent: between 6 Aug 2026 and 28 Aug 2026, 2 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 Sin Ming Road?
- 18 Sept 2023ApprovedFloor 1Change of use to self-service laundry
Proposed change of use of part unit #01-XX to self-service laundry
- 28 Jul 2010ApprovedFloor 1Additions & alterations
Proposed demolishing of existing staircase within shop at block 22 #01-XX sin ming road
- 29 Sept 2003ApprovedFloor 1Change of use to renovation showroom with 4d/toto betting outlet
Change of use of the shop premises unit #01-XX to renovation showroom with 4d/toto betting outlet
- 29 Nov 2001ApprovedFloor 1Change of use to restaurant
Proposed change of use of unit #01-XX (mini mart) to restaurant
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$54.50 per unit).
How does Sin Ming Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 22 Sin Ming Road?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $133.15 | $188.46 | $400.81 |
| B1 & Below · 30 & Below | $619.37 | $706.67 | $790.91 |
| B1 & Below · >30 - 100 | $297.17 | $316.52 | $350.31 |
| Level 1 · >30 - 100 | $70.71 | $96.43 | $227.01 |
| Level 2 & 3 · >30 - 100 | $130.42 | $267.72 | $324.88 |
| Level 1 · >100 - 300 | $68.64 | $87.36 | $129.01 |
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 Sin Ming Road right now?
For rent (2)
- 22 sin ming road2 agentsS$33k/mo · 2,956 sqft
- 22 Sin Ming Road2 agentsS$3k/mo · 300 sqft
What is near 22 Sin Ming Road?
Getting around
- Upper Thomson MRT790 m · ~12 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 22 Sin Ming Road
nearest MRT/LRT Upper Thomson (TE8) 702 m, about 21,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 10, about 4,471 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 35,000 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
- Upper Thomson (TE8)702 m · about 21,000 weekday taps
- Marymount (CC16)925 m · about 17,000 weekday taps
- Bright Hill (TE7)935 m · about 15,000 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 Sin Ming Road. Transfers between lines don't tap, so interchanges read low.
Bus
10 bus stops within 400 m, with 4,471 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 22A Sin Ming Road (HDB)40 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m
- Blk 22 Sin Ming Road (HDB)70 mS$0.60 per half-hour at midday on a weekday · 132 car lots
- Block 22 Sin Ming Road Behind Block 22 Sin Ming Road (HDB)78 mS$0.60 per half-hour at midday on a weekday
- Sin Ming Rd Hvp (URA)168 mS$0.60 per half-hour at midday on a weekday
- Blk 1-21, 27-36 Sin Ming Industrial Estate (JTC)205 m
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: Sembawang Hill Estate, 2.0 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 22 Sin Ming Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 22 Sin Ming Road?
- Wholesale and retail trade7
- Accommodation and food services3
- Transportation and storage2
- Other services1
- Manufacturing1
- Professional, scientific and technical services0
- Administrative and support services0
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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.
Frequently asked questions about 22 Sin Ming Road
Where is 22 Sin Ming Road?⌄
22 Sin Ming Road is at Sin Ming Road, Singapore 570022, in the Bishan planning area.
What is 22 Sin Ming Road zoned as?⌄
22 Sin Ming Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.
Have there been any recorded transactions at 22 Sin Ming Road?⌄
No caveats have been lodged for 22 Sin Ming Road in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.
What is the nearest MRT station to 22 Sin Ming Road?⌄
Upper Thomson MRT is the closest, 790 m away (about a 12-minute walk).
How many businesses are registered at 22 Sin Ming Road?⌄
100 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 22 Sin Ming Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
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