349 Sembawang Road
349 Sembawang Road is a commercial building in District 27 · Mandai, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 1 transaction is on record since 1995, most recently in Feb 2020. ACRA records 2 live company registrations at this address.
What are the key facts about 349 Sembawang Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 1.4
- Tenure
- Freehold
- District / Area
- District 27 · Mandai
- Address
- 349 Sembawang Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 2 (© OpenStreetMap contributors)
- Submarket
- Suburban
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 2
About 349 Sembawang Road
349 Sembawang Road is a commercial property in Mandai (District 27). It is located along Sembawang Road, Singapore 758356.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 1.4.
The site is freehold.
1 transaction has been recorded here, at a median of S$2,125 psf. The most recent was in February 2020.
2 businesses are currently registered at this address with ACRA.
The closest bus stop (Opp Khatib Camp) is 109 m away (about a 2-minute walk).
What is 349 Sembawang Road zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 1.4
What has 349 Sembawang Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Feb 2020 | Shop House | S$3.50M | 1,647 sqft | $2,125 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 349 Sembawang Road rent for?
Retail space on Sembawang Road
Street level · 2026Q3S$ per sq ft per month · median +18% on a year earlier
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 27 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 27 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 349 Sembawang Road
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m 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 349 Sembawang Road?
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 Mar 2025RenewedContinued use as restaurant
Continued use of the 1st storey of the 2-storey building as a restaurant
- 6 Apr 2022RenewedContinued use as restaurant
Continued use of the 1st storey of the 2-storey building as a restaurant
- 4 Apr 2019RenewedContinued use as restaurant
Continued use of the 1st storey of the 2 storey building as a restaurant
- 5 Apr 2016RenewedContinued use as restaurant
Continued use of the 1st storey of the 2 storey building as a restaurant
- 9 Apr 2013RenewedContinued use as restaurant
Continued use of the 1st storey of the 2 storey building as a restaurant
- 5 May 2010RenewedContinued use as restaurant
Continued use of the 1st storey of the 2 storey building as a restaurant
- 9 May 2007ApprovedChange of use to restaurant
Change of use of the 1st storey shop to restaurant
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$54.50 per unit).
How does Sembawang Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 349 Sembawang Road?
Indicative area yield — District 27 retail
An INDICATIVE AREA yield for District 27 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 27 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $331.11 | $380.39 | $488.44 |
| Level 1 · 30 & Below | $144.23 | $179.93 | $218.12 |
| Level 2 & 3 · 30 & Below | $161.64 | $169.21 | $179.67 |
| Level 1 · >30 - 100 | $135.89 | $162.50 | $260.58 |
| B1 & Below · >30 - 100 | $240.50 | $296.90 | $341.58 |
| Level 2 & 3 · >30 - 100 | $189.93 | $194.87 | $273.74 |
| Level 2 & 3 · >100 - 300 | $100.98 | $112.48 | $148.63 |
| Level 1 · >100 - 300 | $86.77 | $143.85 | $194.08 |
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 349 Sembawang Road?
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 349 Sembawang Road
no MRT/LRT within 1 km (nearest Yishun, 1.1 km); bus stops within 400 m: 7, about 8,307 taps a weekday; about 36,000 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.
Bus
7 bus stops within 400 m, with 8,307 boardings and alightings on an average weekday.
Public car parks within 500 m
- Jln Mata Ayer (URA)122 mS$0.60 per half-hour at midday on a weekday · season S$90/month · 14 car lots
- Blk 701/716 & 701B Yishun Avenue 5 (HDB)249 mS$0.60 per half-hour at midday on a weekday · 667 car lots
- Blk 717/730 Yishun Street 71 (HDB)476 mS$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 678 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.
Public car parks only, by straight-line distance, with the operator's published rates. 349 Sembawang Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 349 Sembawang Road?
- Accommodation and food services2
- Wholesale and retail trade0
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 349 Sembawang Road
Where is 349 Sembawang Road?⌄
349 Sembawang Road is at 349 Sembawang Road, Singapore 758356, in the Mandai planning area.
What is 349 Sembawang Road zoned as?⌄
349 Sembawang Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 1.4.
What is the tenure of 349 Sembawang Road?⌄
349 Sembawang Road is freehold.
What have units at 349 Sembawang Road sold for?⌄
Across 1 recorded transaction, the median price is S$2,125 psf. The latest was in February 2020.
How many businesses are registered at 349 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.
The facts are here — now get the verdict on 349 Sembawang Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.