253 Bishan Street 22
253 Bishan Street 22 is a commercial building in District 20 · Bishan, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 12 live company registrations at this address.
What are the key facts about 253 Bishan Street 22?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 20 · Bishan
- Address
- —
- Land area
- 72,235 sqm
- Completed
- 1990 (HDB Property Information)
- Storeys
- 11 (HDB Property Information)
- Submarket
- City Fringe
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 12
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 253 Bishan Street 22
253 Bishan Street 22 is a mixed-use building in Bishan (District 20). It is located along Bishan Street 22, Singapore 570253.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 72,235 sqm of land with about 199,042 sqm of gross floor area.
12 businesses are currently registered at this address with ACRA.
The closest bus stop (Blk 254) is 66 m away (about a 1-minute walk). AMK Hub is 994 m away (about a 16-minute walk).
What is 253 Bishan Street 22 zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 253 Bishan Street 22 rent for?
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 253 Bishan Street 22
- 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.
What's been approved at 253 Bishan Street 22?
- 22 Dec 2016ApprovedAdditions & alterations
Additions & alterations to existing public housing development blocks 240, 244, 253 to 256 with new lifts / lift lobbies at bishan street 22 (lift upgrading programme)
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$54.50 per unit).
What do commercial rents run near 253 Bishan Street 22?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ 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 near 253 Bishan Street 22?
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 253 Bishan Street 22
no MRT/LRT within 1 km (nearest Ang Mo Kio, 1.1 km); bus stops within 400 m: 10, about 17,000 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 57,000 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.
Bus
10 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 246-256 Bishan Street 22 (HDB)91 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 190 car lots
- Blk 246A Bishan Street 22 (HDB)153 mS$0.60 per half-hour at midday on a weekday · gantry 1.85 m · 303 car lots
- Blk 238-245 Bishan Street 22 (HDB)299 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 269 car lots
- Blk 263A Bishan Street 22 (HDB)361 mS$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 705 car lots
- Blk 308C Ang Mo Kio Avenue 1 (HDB)403 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 451 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, 1.9 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 253 Bishan Street 22's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 253 Bishan Street 22?
- Live registrations
- 12
- Registered last 3 years
- 6
- Most common type
- Sole Proprietorship/ Partnership
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 253 Bishan Street 22
Where is 253 Bishan Street 22?⌄
253 Bishan Street 22 is at Bishan Street 22, Singapore 570253, in the Bishan planning area.
What is 253 Bishan Street 22 zoned as?⌄
253 Bishan Street 22 sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.
Have there been any recorded transactions at 253 Bishan Street 22?⌄
No caveats have been lodged for 253 Bishan Street 22 in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.
How many businesses are registered at 253 Bishan Street 22?⌄
12 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 253 Bishan Street 22.
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