CommercialCOMMERCIAL & RESIDENTIALDistrict 20 · Bishan

284 Bishan Street 22

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

284 Bishan Street 22 is a commercial building in District 20 · Bishan, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. 3 units are currently listed for rent. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 284 Bishan Street 22.

Ask PropKaki

What are the key facts about 284 Bishan Street 22?

Key takeaway284 Bishan Street 22 is a commercial building in District 20 · Bishan, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 20 · Bishan
Address: —
Land area: 35,085 sqm
Completed: 1991 (HDB Property Information)
Storeys: 2 (HDB Property Information)
Developer: Housing & Development Board (HDB) (per CommercialGuru)
Submarket: City Fringe
Listed as: Shop / Shophouse
Transactions on record: None recorded
Live listings: 3
ACRA registrations: 3

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.

What are the specs at 284 Bishan Street 22?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About 284 Bishan Street 22

284 Bishan Street 22 is a commercial building in Bishan (District 20). It is located along Bishan Street 22, Singapore 570284.

Under the URA Master Plan it sits on land zoned commercial & residential.

It occupies roughly 35,085 sqm of land.

10 businesses are currently registered at this address with ACRA.

The nearest MRT is Bishan MRT Exit B, 983 m away (about a 15-minute walk). The closest bus stop (Bishan Nth Shop Mall) is 110 m away (about a 2-minute walk). Junction 8 is 1.1 km away (about a 17-minute walk).

What is 284 Bishan Street 22 zoned as?

Key takeaway284 Bishan Street 22 sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 does space at 284 Bishan Street 22 rent for?

Key takeawayNo street- or building-level rent is published here. Across District 20 retail, retail space rented at a median of $21.19 psf a month in 2026Q3, with the middle half of leases between $12.24 and $31.36. That is not this building's own rent, and never a quote for a particular unit.

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 284 Bishan Street 22

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.

How fast units move at 284 Bishan Street 22

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 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 284 Bishan Street 22?

Key takeawayURA's planning decisions at 284 Bishan Street 22 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.

28 May 2011Approved
Additions & alterations
Upgrading of pavilion & provision of seating facilities near block 284 bishan street 22 on lot no. 12285k sl (hdb) mk 18
31 Mar 2008Approved
Additions & alterations
Proposed reconstruction of pavilion cum bird pergola at block 284
2 Oct 2002RenewedFloor 1
Continued use as beauty and hairdressing salon
Continued use of the 2nd storey living quarter of unit #01-XX as beauty and hairdressing salon

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 284 Bishan Street 22?

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 available at 284 Bishan Street 22 right now?

Key takeaway3 units are currently listed at 284 Bishan Street 22. One row per unit; several agents often market the same unit.

For rent (3)

284 Bishan Street 22, 570284S$12k/mo · 840 sqft
284 Bishan Street 222 agentsS$10k/mo · 788 sqft
284 Bishan Street 222 agentsS$12k/mo · 788 sqft

Browse every listing at this building →

What is near 284 Bishan Street 22?

Amenities nearby

Neighbourhood Clinic · 30 mBishan Nth Shop Mall · 110 mNTUC Fairprice Co-operative Ltd · 187 mEducational Institution · 331 mPlace Of Worship · 384 mBishan North Community Centre · 609 mBlk 341 Ang Mo Kio Ave 1 · 739 mBishan MRT Exit B · 983 mJunction 8 · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 284 Bishan Street 22

Key takeawayThe nearest station is Bishan (NS17 / CC15), 984 m away — a busy station, with about 60,000 taps in and out on an average weekday. 16 public car parks are within 500 m.

Foot traffic: busier than 27% of retail buildings

nearest MRT/LRT Bishan (NS17/CC15) 984 m, about 60,000 taps a weekday; bus stops within 400 m: 8, about 23,000 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 50,000 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

Bishan (NS17 / CC15)984 m · about 60,000 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 284 Bishan Street 22. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 23,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 283/284 Bishan Street 22 (HDB)46 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 26 car lots
Blk 282 Bishan Street 22 (HDB)100 m
S$0.60 per half-hour at midday on a weekday · gantry 1.95 m · 404 car lots
Blk 278-281 Bishan Street 24 (HDB)158 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 50 car lots
Blk 238-245 Bishan Street 22 (HDB)163 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 269 car lots
Blk 232-237 Bishan Street 22 (HDB)216 m
S$0.60 per half-hour at midday on a weekday · 104 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, 2.3 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 284 Bishan Street 22's own car park, if it has one, and its charges are not in the open data.

Who's registered at 284 Bishan Street 22?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 284 Bishan Street 22 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Education
2
Accommodation and food services
1
Construction
0
Wholesale and retail trade
0
Other services
0
Manufacturing
0
Financial and insurance
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 284 Bishan Street 22

Where is 284 Bishan Street 22?⌄

284 Bishan Street 22 is at Bishan Street 22, Singapore 570284, in the Bishan planning area.

What is 284 Bishan Street 22 zoned as?⌄

284 Bishan Street 22 sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 284 Bishan Street 22?⌄

No caveats have been lodged for 284 Bishan Street 22 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 284 Bishan Street 22?⌄

Bishan MRT Exit B is the closest, 983 m away (about a 15-minute walk).

How many businesses are registered at 284 Bishan Street 22?⌄

10 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.

Developer: as CommercialGuru names it, not checked against an official record.

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.

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, CommercialGuru, PropKaki's submarket map, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 10 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.