CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 20 · Bishan

23 Sin Ming Road

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

23 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. ACRA records 8 live company registrations at this address.

The facts are here — now get the verdict on 23 Sin Ming Road.

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What are the key facts about 23 Sin Ming Road?

Key takeaway23 Sin Ming Road is a commercial building in District 20 · Bishan, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

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: 12,625 sqm
Completed: 1973 (HDB Property Information)
Storeys: 12 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 8

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 23 Sin Ming Road

23 Sin Ming Road is a commercial building in Bishan (District 20). It is located along Sin Ming Road, Singapore 570023.

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 12,625 sqm of land with about 35,350 sqm of gross floor area.

25 businesses are currently registered at this address with ACRA.

The nearest MRT is Upper Thomson MRT, 325 m away (about a 5-minute walk). The closest bus stop (Blk 23) is 64 m away (about a 1-minute walk). Thomson Plaza is 546 m away (about a 8-minute walk).

What is 23 Sin Ming Road zoned as?

Key takeaway23 Sin Ming Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 23 Sin Ming Road rent for?

Key takeawayNo rent is published for 23 Sin Ming Road itself. On its street, Sin Ming Road, retail space rented at a median of $10.60 psf a month in 2026Q3, with the middle half of leases between $9.02 and $15.15. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sin Ming Road

Street level · 2026Q3

25th pct

$9.02

$97.13 psm

Median

$10.60

$114.10 psm

75th pct

$15.15

$163.05 psm

S$ per sq ft per month · median +55.7% on a year earlier

2023Q4 · $57.97 psm2026Q3 · $114.10 psm median

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 · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 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 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 23 Sin Ming Road

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

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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's been approved at 23 Sin Ming Road?

Key takeawayURA has approved 1 change of use at 23 Sin Ming Road since 2000, most recently in 2007. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

28 Nov 2007ApprovedFloor 1
Change of use: shop → take-away pizza outlet
Proposed change of use of the 1st storey of unit #01-XX from shop to take-away pizza outlet (no dining-in)
15 Dec 2003Approved
Additions & alterations
Proposed addition of entrance lobby with shelter at 2nd storey linkhall of the existing hdb blocks 23 & 24

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?

Key takeawayAcross 11 strata sales on Sin Ming Road in the last 5 years, the median is $3,252 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,252

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 23 Sin Ming Road?

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

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

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 near 23 Sin Ming Road?

Key takeawayThe nearest MRT/LRT is Upper Thomson MRT, about 325 m away.

Getting around

Upper Thomson MRT325 m · ~5 min

Amenities nearby

Blk 23 · 64 mDr Chen And Partners Medical Clinic · 130 mThomson Pk · 162 mPlace Of Worship · 167 mUpper Thomson MRT Exit 3 · 212 mSheng Siong Supermarket Pte Ltd · 280 mBlk 320 Shunfu Road · 288 mThomson Community Club · 354 mThomson Plaza · 546 mEducational Institution · 645 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 23 Sin Ming Road

Key takeawayThe nearest station is Upper Thomson (TE8), 212 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 18% of retail buildings

nearest MRT/LRT Upper Thomson (TE8) 212 m, about 21,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 10, about 10,000 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 25,000 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)212 m · about 21,000 weekday taps
Marymount (CC16)699 m · about 17,000 weekday taps
Bright Hill (TE7)952 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 23 Sin Ming Road. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 10,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 23/24 Sin Ming Road (HDB)80 m
S$0.60 per half-hour at midday on a weekday
Blk 24A Sin Ming Road (HDB)170 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 28 car lots
Service Rd (Sin Ming R D) (URA)224 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Sin Ming Drive Off St (URA)261 m
S$0.60 per half-hour at midday on a weekday · 34 car lots
Blk 320 Shunfu Road (HDB)294 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 173 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Sembawang Hill Estate, 2.1 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 23 Sin Ming Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 23 Sin Ming Road?

Key takeaway8 live companies (and LLPs and branches; sole proprietors are not counted) list 23 Sin Ming Road as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Accommodation and food services
3
Construction
2
Wholesale and retail trade
1
Other services
1
Health and social services
1
Manufacturing
0
Professional, scientific and technical services
0
Administrative and support 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. 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 23 Sin Ming Road

Where is 23 Sin Ming Road?⌄

23 Sin Ming Road is at Sin Ming Road, Singapore 570023, in the Bishan planning area.

What is 23 Sin Ming Road zoned as?⌄

23 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 23 Sin Ming Road?⌄

No caveats have been lodged for 23 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 23 Sin Ming Road?⌄

Upper Thomson MRT is the closest, 325 m away (about a 5-minute walk).

How many businesses are registered at 23 Sin Ming Road?⌄

25 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

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

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 HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, 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.