CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYLeaseholdDistrict 18 · Paya Lebar

23 Tampines Avenue

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2020

Quick Summary

23 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. 1 transaction is on record since 1995, most recently in Mar 2020. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 23 Tampines Avenue.

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What are the key facts about 23 Tampines Avenue?

Key takeaway23 Tampines Avenue is a commercial building in District 18 · Paya Lebar, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held leasehold.

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: 23 Tampines Avenue
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Strata units (MCST): 18
Managing agent: AVALON ASSET MANAGEMENT PTE LTD
Strata formed: 1982 (MCST 0564)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 23 Tampines Avenue

23 Tampines Avenue is a commercial property in Paya Lebar (District 18). It is located along Tampines Avenue, Singapore 529806.

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.

1 transaction has been recorded here, at a median of S$653 psf. The most recent was in March 2020.

The closest bus stop (Aft Tampines Ind Ave 2) is 73 m away (about a 1-minute walk).

What is 23 Tampines Avenue zoned as?

Key takeaway23 Tampines Avenue sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 23 Tampines Avenue sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2020	Retail	S$1.30M	1,991 sqft	$653

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 23 Tampines Avenue rent for?

Key takeawayNo street- or building-level rent is published here. Across District 18 retail, retail space rented at a median of $18.35 psf a month in 2026Q3, with the middle half of leases between $15.60 and $25.03. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 18 retail

Region band · 2026Q3

25th pct

$15.60

$167.95 psm

Median

$18.35

$197.55 psm

75th pct

$25.03

$269.47 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 18 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 Tampines Avenue

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

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m 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 Tampines Avenue?

Key takeawayURA's planning decisions at 23 Tampines Avenue since 2000 are below. 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.

8 Feb 2021Refused
Additions & alterations
Proposed additions and alterations to 1st storey of existing 2-storey shophouse on lot 00865t mk 29 at 23 tampines avenue singapore 529806 (paya lebar planning area)

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 Tampines Avenue price?

Strata sales on the street (5y)

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 23 Tampines Avenue?

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

Retail rents — District 18 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$288.17	$334.04	$372.08
B1 & Below · 30 & Below	$402.91	$419.52	$444.18
Level 1 · 30 & Below	$338.80	$476.56	$507.11
Level 2 & 3 · >30 - 100	$160.23	$185.71	$256.74
B1 & Below · >30 - 100	$242.12	$313.16	$407.37
Level 4 & Above · >30 - 100	$246.24	$280.87	$292.97
Level 1 · >30 - 100	$145.32	$182.85	$282.19
Level 1 · >100 - 300	$150.78	$175.58	$214.75

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 Tampines Avenue?

Amenities nearby

Aft Tampines Ind Ave 2 · 73 mPlace Of Worship · 173 mEducational Institution · 907 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 23 Tampines Avenue

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tampines, 2.2 km away. One public car park is within 500 m.

Foot traffic: busier than 0% of retail buildings

no MRT/LRT within 1 km (nearest Tampines, 2.2 km); bus stops within 400 m: 4, about 1,388 taps a weekday; Paya Lebar: 13,433 resident workers (Census 2020, by workplace); about 8,688 residents within 1 km (June 2026); 0 other malls 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.

Bus

4 bus stops within 400 m, with 1,388 boardings and alightings on an average weekday.

Public car parks within 500 m

Tampines Place (URA)395 m
S$0.60 per half-hour at midday on a weekday · 17 car lots

Nearest URA season parking: Tampines Industrial Av E 3, 887 m away, S$90/month.

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

How many companies are registered at 23 Tampines Avenue?

Key takeawayACRA records 0 live company registrations at this address.

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 23 Tampines Avenue

Where is 23 Tampines Avenue?⌄

23 Tampines Avenue is at 23 Tampines Avenue, Singapore 529806, in the Paya Lebar planning area.

What is 23 Tampines Avenue zoned as?⌄

23 Tampines Avenue sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of 23 Tampines Avenue?⌄

23 Tampines Avenue is leasehold. About 26 years remain on the lease.

What have units at 23 Tampines Avenue sold for?⌄

Across 1 recorded transaction, the median price is S$653 psf. The latest was in March 2020.

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 BCA's MCST register, PropKaki's submarket map, URA car park data (URA Data Service), PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.