CommercialCOMMERCIALDistrict 10 · Queenstown

38 Lorong Mambong

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2001

Quick Summary

38 Lorong Mambong is a commercial building in District 10 · Queenstown, on land zoned COMMERCIAL under the URA Master Plan. 3 transactions are on record since 1995, most recently in Jul 2001. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 38 Lorong Mambong.

Ask PropKaki

What are the key facts about 38 Lorong Mambong?

Key takeaway38 Lorong Mambong is a commercial building in District 10 · Queenstown, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 10 · Queenstown
Address: 38 Lorong Mambong
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 2

About 38 Lorong Mambong

38 Lorong Mambong is a commercial property in Bukit Timah (District 10). It is located along Lorong Mambong, Singapore 277694.

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

3 transactions have been recorded here, at a median of S$1,845 psf. The most recent was in July 2001.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Holland Village MRT, 218 m away (about a 3-minute walk). The closest bus stop (Holland Village) is 44 m away (about a 1-minute walk).

What is 38 Lorong Mambong zoned as?

Key takeaway38 Lorong Mambong sits on land zoned COMMERCIAL.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Urban design area: Holland Village Ud Area

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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 has 38 Lorong Mambong sold for?

Key takeaway3 transactions are on record since 1995, most recently in Jul 2001 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2001	Shop House	S$3.20M	1,680 sqft	$1,904
Feb 2001	Shop House	S$2.70M	1,680 sqft	$1,607
May 2000	Shop House	S$3.10M	1,680 sqft	$1,845

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 38 Lorong Mambong rent for?

Key takeawayNo street- or building-level rent is published here. Across District 10 retail, retail space rented at a median of $15.77 psf a month in 2026Q3, with the middle half of leases between $10.99 and $17.07. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 10 retail

Region band · 2026Q3

25th pct

$10.99

$118.27 psm

Median

$15.77

$169.72 psm

75th pct

$17.07

$183.73 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 10 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 38 Lorong Mambong

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.

What's been approved at 38 Lorong Mambong?

Key takeawayURA has approved 8 changes of use at 38 Lorong Mambong since 2000, most recently in 2025, and refused 2. 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.

29 Aug 2025Agency works
Change of use to commercial school
Lodgment for proposed use of 1st storey as commercial school
13 Mar 2025Renewed
Continued use as restaurant & bar with live entertainment
Continued use of 1st storey shop as restaurant & bar with live entertainment
3 Jun 2022Approved
Change of use to restaurant & bar with live entertainment
Proposed change of use of 1st storey shop to restaurant & bar with live entertainment
19 Jan 2022Renewed
Continued use as restaurant and bar
Continued use of 1st storey shop as restaurant and bar
14 Jan 2022Approved
Change of use to shop
Proposed change of use of 1st storey premises to shop
13 Jan 2021Approved
Change of use to restaurant and bar
Change of use of 1st storey premises to restaurant and bar at 38 lorong mambong (queenstown planning area)
25 Jun 2019Renewed
Continued use as cafe
Continued use of the 1st storey of the existing 2-storey terrace house as cafe
5 Apr 2019Refused
Continued use as cafe
Continued use of the 1st storey of the existing 2-storey terrace house as cafe
8 May 2018Renewed
Continued use as cafe
Continued use of the 1st storey of the existing 2-storey terrace house as cafe
19 Apr 2018Refused
Continued use as cafe
Continued use of the 1st storey of the existing 2-storey terrace house as cafe
7 Aug 2017Renewed
Continued use as cafe
Continued use of the 1st storey of the existing 2-storey terrace house as cafe
30 Dec 2013Renewed
Continued use as cafe
Continued use of the 1st storey of the existing 2-storey terrace house as cafe

8 earlier change-of-use and A&A decisions are on record since 2000.

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 Lorong Mambong 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 do commercial rents run near 38 Lorong Mambong?

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

Indicative area yield — District 10 retail

Gross yield (area)

4.2%

3.8% net of property tax

Rent side (median of bands)

$169.72 psm/mo

2026Q3

Price side (strata, 5y)

$4,533 psf

34 sales

An INDICATIVE AREA yield for District 10 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 10 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$328.53	$418.19	$451.58
Level 2 & 3 · 30 & Below	$155.00	$169.72	$183.73
Level 2 & 3 · >30 - 100	$141.55	$202.35	$215.19
Level 1 · >30 - 100	$118.27	$184.62	$215.15
Level 1 · >100 - 300	$80.00	$110.62	$158.42
Level 2 & 3 · >100 - 300	$90.05	$135.62	$146.17
Level 2 & 3 · >300	$93.68	$99.85	$147.67

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 38 Lorong Mambong?

Key takeawayThe nearest MRT/LRT is Holland Village MRT, about 218 m away — and 3 competing retail premisess operate nearby.

Getting around

Holland Village MRT218 m · ~3 min

Amenities nearby

Holland Village · 44 mSilver Cross Medical Centre · 86 mHolland Village Pk · 119 mHolland Village MRT Exit B · 167 mPlace Of Worship · 187 mBuona Vista Community Club · 359 mEducational Institution · 476 mBusiness Park · 601 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Holland Village Market & Food Centre · 96 mCold Storage Singapore (1983) Pte Ltd · 200 mThe Star Vista · 866 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 38 Lorong Mambong

Key takeawayThe nearest station is Holland Village (CC21), 167 m away — a moderately busy station, with about 22,000 taps in and out on an average weekday. 11 public car parks are within 500 m.

Foot traffic: busier than 37% of retail buildings

nearest MRT/LRT Holland Village (CC21) 167 m, about 22,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 14,000 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 36,000 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.

Stations within 1 km

Holland Village (CC21)167 m · about 22,000 weekday taps
Buona Vista (EW21 / CC22)668 m · about 64,000 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 38 Lorong Mambong. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Warna Rd Off St (URA)208 m
S$0.75 per half-hour at midday on a weekday · 42 car lots
Warna Rd (URA)245 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Blk 18 Holland Drive (HDB)275 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 607 car lots
Jln Rumia (URA)372 m
S$0.60 per half-hour at midday on a weekday · 28 car lots
Blk 5A Holland Close (HDB)384 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 414 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: Tanglin Halt Close, 792 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 38 Lorong Mambong's own car park, if it has one, and its charges are not in the open data.

Who's registered at 38 Lorong Mambong?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 38 Lorong Mambong as their registered address. These are registered businesses, not who occupies the space.

Other services
1
Education
1

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 38 Lorong Mambong

Where is 38 Lorong Mambong?⌄

38 Lorong Mambong is at 38 Lorong Mambong, Singapore 277694, in the Bukit Timah planning area.

What is 38 Lorong Mambong zoned as?⌄

38 Lorong Mambong sits on land zoned commercial under the URA Master Plan.

What have units at 38 Lorong Mambong sold for?⌄

Across 3 recorded transactions, the median price is S$1,845 psf. The latest was in July 2001.

What is the nearest MRT station to 38 Lorong Mambong?⌄

Holland Village MRT is the closest, 218 m away (about a 3-minute walk).

How many businesses are registered at 38 Lorong Mambong?⌄

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.

For agents · in the PropKaki app

The facts are here — now get the verdict on 38 Lorong Mambong.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about 38 Lorong Mambong — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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.

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 PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), 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.