CommercialRESIDENTIALDistrict 19 · Sengkang

266 Compassvale Bow

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

266 Compassvale Bow is a commercial building in District 19 · Sengkang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 266 Compassvale Bow.

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What are the key facts about 266 Compassvale Bow?

Key takeaway266 Compassvale Bow is a commercial building in District 19 · Sengkang, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 19 · Sengkang
Address: —
Land area: 19,411 sqm
Completed: 2005 (HDB Property Information)
Storeys: 8 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 0

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 266 Compassvale Bow

266 Compassvale Bow is a building in Sengkang (District 19). It is located along Compassvale Bow, Singapore 540266.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.

It occupies roughly 19,411 sqm of land with about 58,232 sqm of gross floor area.

The nearest MRT is Ranggung LRT, 262 m away (about a 4-minute walk). The closest bus stop (Blk 266/Opp The Rivervale) is 36 m away (about a 1-minute walk). Hougang Mall is 1.1 km away (about a 17-minute walk).

What is 266 Compassvale Bow zoned as?

Key takeaway266 Compassvale Bow sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What does space at 266 Compassvale Bow rent for?

Key takeawayNo rent is published for 266 Compassvale Bow itself. On its street, Compassvale Bow, retail space rented at a median of $23.82 psf a month in 2026Q3, with the middle half of leases between $19.90 and $28.19. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Compassvale Bow

Street level · 2026Q3

25th pct

$19.90

$214.21 psm

Median

$23.82

$256.42 psm

75th pct

$28.19

$303.46 psm

S$ per sq ft per month

2023Q1 · $221.48 psm2026Q3 · $256.42 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 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 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 19 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 266 Compassvale Bow

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 266 Compassvale Bow?

Key takeawayURA has approved 1 change of use at 266 Compassvale Bow 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.

26 Mar 2013Approved
Additions & alterations
Proposed conversion of existing void deck space to town council office at 1st storey of block 266 (mscp) compassvale bow on lot 01514m mk 21
20 Mar 2012Approved
Additions & alterations
Proposed covered linkway at block 266 with low linkway over existing bfa ramp link to existing linkway
12 Apr 2007ApprovedFloor 1
Change of use
Proposed change of use of part of the 1st storey supermarket #01-XX to 4d/toto betting outlet

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 266 Compassvale Bow?

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

Indicative area yield — District 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

An INDICATIVE AREA yield for District 19 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 19 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$63.64	$104.00	$295.24
B1 & Below · 30 & Below	$63.48	$71.43	$209.95
Level 2 & 3 · 30 & Below	$54.03	$66.41	$81.37
B1 & Below · >30 - 100	$225.40	$251.63	$339.38
Level 2 & 3 · >30 - 100	$201.18	$241.17	$307.68
Level 1 · >30 - 100	$98.95	$138.38	$262.23
Level 2 & 3 · >100 - 300	$201.65	$214.77	$221.82
B1 & Below · >100 - 300	$196.03	$234.00	$280.07

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 266 Compassvale Bow?

Key takeawayThe nearest MRT/LRT is Ranggung LRT, about 263 m away.

Getting around

Ranggung LRT263 m · ~4 min

Amenities nearby

Cold Storage Singapore (1983) Pte Ltd · 0 mBlk 266/Opp The Rivervale · 37 mEducational Institution · 60 mPlace Of Worship · 119 mHealthway Medical Clinic (Compassvale) · 222 mRanggung LRT Exit B · 249 mHdb - Compassvale Ln (Blk 205B) · 358 mPunggol Park Community Centre · 465 mBuangkok Hawker Centre · 496 mHougang Mall · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 266 Compassvale Bow

Key takeawayThe nearest station is Ranggung (SE5), 248 m away — a quiet station, with 6,244 taps in and out on an average weekday. 12 public car parks are within 500 m.

Foot traffic: busier than 31% of retail buildings

nearest MRT/LRT Ranggung (SE5) 248 m, about 6,244 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 11, about 11,000 taps a weekday; Sengkang: 17,566 resident workers (Census 2020, by workplace); about 97,000 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.

Stations within 1 km

Ranggung (SE5)248 m · 6,244 weekday taps
Buangkok (NE15)407 m · about 51,000 weekday taps
Kangkar (SE4)618 m · 7,601 weekday taps
Renjong (SW8)893 m · 2,522 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 266 Compassvale Bow. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 11,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 266 Compassvale Bow (HDB)9 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 564 car lots
Blk 267 Compassvale Link (HDB)197 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 565 car lots
Blk 208 Compassvale Lane (HDB)263 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 494 car lots
Blk 269 Compassvale Link (HDB)314 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 391 car lots
Blk 277 Compassvale Link (HDB)318 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 233 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: Service Rd (Jln Kelulu T), 2.4 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 266 Compassvale Bow's own car park, if it has one, and its charges are not in the open data.

Who's registered at 266 Compassvale Bow?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 266 Compassvale Bow as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
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 266 Compassvale Bow

Where is 266 Compassvale Bow?⌄

266 Compassvale Bow is at Compassvale Bow, Singapore 540266, in the Sengkang planning area.

What is 266 Compassvale Bow zoned as?⌄

266 Compassvale Bow sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at 266 Compassvale Bow?⌄

No caveats have been lodged for 266 Compassvale Bow 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 266 Compassvale Bow?⌄

Ranggung LRT is the closest, 262 m away (about a 4-minute walk).

For agents · in the PropKaki app

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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.