CommercialCOMMERCIAL & RESIDENTIALDistrict 22 · Jurong East

38 Teban Gardens Road

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

38 Teban Gardens Road is a commercial building in District 22 · Jurong East, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. 7 units are currently listed for sale. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on 38 Teban Gardens Road.

Ask PropKaki

What are the key facts about 38 Teban Gardens Road?

Key takeaway38 Teban Gardens Road is a commercial building in District 22 · Jurong East, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 22 · Jurong East
Address: —
Land area: 1,243 sqm
Completed: 1976 (HDB Property Information)
Storeys: 5 (HDB Property Information)
Estate (JTC): Jurong Industrial Estate
Submarket: Suburban
Listed as: Shop / Shophouse, Other Retail
Transactions on record: None recorded
Live listings: 7
ACRA registrations: 5

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 38 Teban Gardens Road

38 Teban Gardens Road is a commercial building in Jurong East (District 22). It is located along Teban Gardens Road, Singapore 600038.

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

It occupies roughly 1,243 sqm of land with about 13,231 sqm of gross floor area.

16 businesses are currently registered at this address with ACRA.

The closest bus stop (Bef Blk 39) is 121 m away (about a 2-minute walk). Jem is 1.4 km away.

What is 38 Teban Gardens Road zoned as?

Key takeaway38 Teban Gardens Road 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 38 Teban Gardens Road rent for?

Key takeawayNo street- or building-level rent is published here. Across District 22 retail, retail space rented at a median of $24.06 psf a month in 2026Q3, with the middle half of leases between $21.16 and $31.40. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 22 retail

Region band · 2026Q3

25th pct

$21.16

$227.76 psm

Median

$24.06

$258.98 psm

75th pct

$31.40

$338.03 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 22 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 Teban Gardens 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.

How fast units move at 38 Teban Gardens Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 7 units for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 3 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 38 Teban Gardens Road?

Key takeawayURA has approved 1 change of use at 38 Teban Gardens Road since 2000, most recently in 2001. 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.

13 May 2015Approved
Additions & alterations
Proposed hdb upgrading project under remaking our heartland (roh) involving new drop-off porch to extg blk 37a, new open plaza between blk 33 & 40, new pavilions between blks 37, 37a & 38, new playground & fitness corner, new osbervation deck and inprovement works to extg neighbourhood park on lot's 08611m, 07549w & 05386p mk 05 at block 37, 37a, 38 & 39 teban gardens road
27 Feb 2008Approved
Additions & alterations
Proposed additions & alterations to existing public housing development, blks 37 to 39 with new lifts / lift lobbies at teban gardens c3, at teban gardens road (lift upgrading programme)
29 Oct 2001ApprovedFloor 1
Change of use to confectionery #01-xx
Proposed use of unit 01-315 as confectionery #01-XX

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 38 Teban Gardens Road?

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

Retail rents — District 22 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$379.34	$440.82	$501.61
Level 2 & 3 · 30 & Below	$534.57	$649.77	$695.64
B1 & Below · 30 & Below	$340.18	$351.50	$406.30
Level 4 & Above · >30 - 100	$173.95	$184.20	$247.42
Level 2 & 3 · >30 - 100	$172.69	$226.29	$338.03
B1 & Below · >30 - 100	$227.85	$286.51	$380.67
Level 1 · >30 - 100	$193.37	$300.00	$462.95
Level 4 & Above · >100 - 300	$244.42	$257.83	$264.05

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 38 Teban Gardens Road right now?

Key takeaway7 units are currently listed at 38 Teban Gardens Road. One row per unit; several agents often market the same unit.

For sale (7)

38 Teban Gardens Road3 agentsS$2.00M · 720 sqft
38 Teban Gardens RoadS$1.93M · 721 sqft
Teban GardensS$3.80M · 1,442 sqft
38 Teban gardens road2 agentsS$2.10M · 721 sqft

Browse every listing at this building →

What is near 38 Teban Gardens Road?

Amenities nearby

Acumed Medical Group (Teban Gardens) · 3 mBlk 37A Teban Gardens Road · 35 mNTUC Fairprice Co-operative Ltd · 69 mBef Blk 39 · 121 mEducational Institution · 168 mPlace Of Worship · 324 mBusiness Park · 479 mAyer Rajah Community Centre · 546 mJurong Community Hospital · 1.3 kmJem · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 38 Teban Gardens Road

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Jurong East, 1.3 km away. 7 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 7% of retail buildings

no MRT/LRT within 1 km (nearest Jurong East, 1.3 km); bus stops within 400 m: 15, about 15,000 taps a weekday; Jurong East: 62,478 resident workers (Census 2020, by workplace); about 11,000 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

15 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 33/38/43/45 Teban Gardens (HDB)123 m
S$0.60 per half-hour at midday on a weekday · gantry 3.5 m · 362 car lots
Blk 32, 39/41 Teban Gardens (HDB)203 m
S$0.60 per half-hour at midday on a weekday · gantry 3.8 m · 176 car lots
Blk 64 And 65 Teban Gardens Road (HDB)389 m
no short-term parking · 4 car lots
Blk 30/31/46/48 Teban Gardens (HDB)427 m
S$0.60 per half-hour at midday on a weekday · gantry 3.39 m · 208 car lots
Blk 63A Teban Gardens Road (HDB)431 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 388 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. 38 Teban Gardens Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 38 Teban Gardens Road?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list 38 Teban Gardens Road as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
3
Health and social services
1
Other services
1
Construction
0
Education
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 38 Teban Gardens Road

Where is 38 Teban Gardens Road?⌄

38 Teban Gardens Road is at Teban Gardens Road, Singapore 600038, in the Jurong East planning area.

What is 38 Teban Gardens Road zoned as?⌄

38 Teban Gardens Road sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 38 Teban Gardens Road?⌄

No caveats have been lodged for 38 Teban Gardens Road in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

How many businesses are registered at 38 Teban Gardens Road?⌄

16 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

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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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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, JTC estate boundaries, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), URA car park data (URA Data Service), 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.