CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 26 · Yishun

31,31a Sembawang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2009

Quick Summary

31,31a Sembawang Road is a commercial building in District 26 · Yishun, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 2 transactions are on record since 1995, most recently in Aug 2009. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 31,31a Sembawang Road.

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What are the key facts about 31,31a Sembawang Road?

Key takeaway31,31a Sembawang Road is a commercial building in District 26 · Yishun, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 26 · Yishun
Address: 31,31a Sembawang Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: Suburban
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 1

About 31,31a Sembawang Road

31,31A Sembawang Road is a commercial property in Yishun (District 26). It is located along Sembawang Road, Singapore 779082.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold.

2 transactions have been recorded here, at a median of S$1,146 psf. The most recent was in August 2009.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Springleaf MRT, 631 m away (about a 10-minute walk). The closest bus stop (Bef Upp Thomson Rd) is 116 m away (about a 2-minute walk).

What is 31,31a Sembawang Road zoned as?

Key takeaway31,31a Sembawang Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 31,31a Sembawang Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Aug 2009 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2009	Shop House	S$1.80M	1,492 sqft	$1,207
Dec 2005	Shop House	S$1.62M	1,492 sqft	$1,086

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 31,31a Sembawang Road rent for?

Key takeawayNo rent is published for 31,31a Sembawang Road itself. On its street, Sembawang Road, retail space rented at a median of $12.86 psf a month in 2026Q3, with the middle half of leases between $8.31 and $14.88. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sembawang Road

Street level · 2026Q3

25th pct

$8.31

$89.48 psm

Median

$12.86

$138.45 psm

75th pct

$14.88

$160.13 psm

S$ per sq ft per month · median +18% on a year earlier

2023Q4 · $138.80 psm2026Q3 · $138.45 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).

Market context around 31,31a Sembawang Road

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 31,31a Sembawang Road?

Key takeawayURA has approved 2 changes of use at 31,31a Sembawang Road since 2000, most recently in 2013. 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.

F&B and nightlife here

URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

18 Dec 2025Renewed
Continued use as massage establishment
Continued use of 1st storey unit as massage establishment
20 Oct 2022Renewed
Continued use as massage establishment
Continued use of 1st storey unit as massage establishment
14 Nov 2019Renewed
Continued use as massage establishment
Continued use of 1st storey unit as massage establishment
12 Jan 2018Renewed
Continued use as massage establishment
Continued use of 1st storey unit as massage establishment
1 Dec 2015Renewed
Continued use as health centre
Continued use of 1st storey unit as health centre at 31 sembawang road (yishun planning area)
13 Dec 2013Approved
Change of use to health centre
Change of use of 1st storey unit to health centre at 31 sembawang road
18 May 2012Renewed
Continued use as veterinary clinic
Continued use of the 1st storey restaurant as veterinary clinic
31 Mar 2009Renewed
Continued use as veterinary clinic
Continued use of the 1st sty restaurant as veterinary clinic
29 Mar 2006Renewed
Continued use as veterinary clinic
Continued use of the 1st sty restaurant as veterinary clinic
20 May 2003Approved
Change of use to veterinary clinic
Change of use of the 1st storey restaurant to veterinary clinic

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 Sembawang Road 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 is near 31,31a Sembawang Road?

Key takeawayThe nearest MRT/LRT is Springleaf MRT, about 631 m away.

Getting around

Springleaf MRT631 m · ~10 min

Amenities nearby

Bef Upp Thomson Rd · 116 mMeng Suan Interim Park · 255 mPlace Of Worship · 320 mSpringleaf MRT Exit 1 · 498 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 31,31a Sembawang Road

Key takeawayThe nearest station is Springleaf (TE4), 498 m away — a quiet station, with about 12,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Springleaf Rd (URA), 736 m away; the nearest URA season parking is Tagore Road Area, 2.5 km away (S$90/month).

Foot traffic: busier than 1% of retail buildings

nearest MRT/LRT Springleaf (TE4) 498 m, about 12,000 taps a weekday; bus stops within 400 m: 7, about 3,589 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 3,250 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

Springleaf (TE4)498 m · about 12,000 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 31,31a Sembawang Road. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 3,589 boardings and alightings on an average weekday.

Who's registered at 31,31a Sembawang Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 31,31a Sembawang Road as their registered address. These are registered businesses, not who occupies the space.

Other services
1
Professional, scientific and technical 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. ACRA, as of 2026-09-16.

Frequently asked questions about 31,31a Sembawang Road

Where is 31,31A Sembawang Road?⌄

31,31A Sembawang Road is at 31,31A Sembawang Road, Singapore 779082, in the Yishun planning area.

What is 31,31A Sembawang Road zoned as?⌄

31,31A Sembawang Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 31,31A Sembawang Road?⌄

31,31A Sembawang Road is freehold.

What have units at 31,31A Sembawang Road sold for?⌄

Across 2 recorded transactions, the median price is S$1,146 psf. The latest was in August 2009.

What is the nearest MRT station to 31,31A Sembawang Road?⌄

Springleaf MRT is the closest, 631 m away (about a 10-minute walk).

How many businesses are registered at 31,31A Sembawang Road?⌄

2 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

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

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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline, not a decision on any unit.

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.

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 PropKaki's submarket map, URA planning decisions, URA circular DC23-08 (2 Oct 2023), URA car park data (URA Data Service), LTA DataMall passenger volumes, 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.