CommercialRESIDENTIALDistrict 28 · Sengkang

403a Fernvale Lane

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

403a Fernvale Lane is a commercial building in District 28 · Sengkang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.5. ACRA records 8 live company registrations at this address.

The facts are here — now get the verdict on 403a Fernvale Lane.

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What are the key facts about 403a Fernvale Lane?

Key takeaway403a Fernvale Lane is a commercial building in District 28 · Sengkang, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.5
Tenure: Not on record
District / Area: District 28 · Sengkang
Address: —
Land area: 29,754 sqm
Completed: 2003 (HDB Property Information)
Storeys: 22 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 8

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 403a Fernvale Lane

403A Fernvale Lane is a mixed-use building in Sengkang (District 28). It is located along Fernvale Lane, Singapore 791403.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.5.

It occupies roughly 29,754 sqm of land with about 104,138 sqm of gross floor area.

8 businesses are currently registered at this address with ACRA.

The nearest MRT is Fernvale LRT, 476 m away (about a 7-minute walk). The closest bus stop (Blk 403A) is 43 m away (about a 1-minute walk). The Seletar Mall is 430 m away (about a 7-minute walk).

What is 403a Fernvale Lane zoned as?

Key takeaway403a Fernvale Lane sits on land zoned RESIDENTIAL with a gross plot ratio of 3.5.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.5

Run the full zoning report for this building →

Market context around 403a Fernvale Lane

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 403a Fernvale Lane?

Key takeawayURA's planning decisions at 403a Fernvale Lane 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.

6 Aug 2012Approved
Additions & alterations
Proposed new erection of 1 no. of covered linkways and barrier-free ramp from block 403a to existing bus shelter at mk20 on lot 04004w, fernvale lane, singapore (sengkang planning area)

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 is near 403a Fernvale Lane?

Key takeawayThe nearest MRT/LRT is Fernvale LRT, about 476 m away.

Getting around

Fernvale LRT476 m · ~7 min

Amenities nearby

Blk 403A · 43 mFernvale Family Clinic · 47 mEducational Institution · 76 mPlace Of Worship · 303 mNTUC Fairprice Co-operative Ltd · 366 mJln Selaseh Pg · 371 mThe Seletar Mall · 430 mFernvale LRT Exit A · 494 mFernvale Hawker Centre and Market · 527 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 403a Fernvale Lane

Key takeawayThe nearest station is Fernvale (SW5), 476 m away — a quiet station, with about 13,000 taps in and out on an average weekday. 13 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 14% of retail buildings

nearest MRT/LRT Fernvale (SW5) 476 m, about 13,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 12, about 17,000 taps a weekday; Sengkang: 17,566 resident workers (Census 2020, by workplace); about 59,000 residents within 1 km (June 2026); 2 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

Fernvale (SW5)476 m · about 13,000 weekday taps
Layar (SW6)836 m · 5,268 weekday taps
Thanggam (SW4)957 m · 5,893 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 403a Fernvale Lane. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 404 Fernvale Lane (HDB)130 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 867 car lots
Blk 406 Fernvale Road (HDB)199 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 711 car lots
Blk 402 Fernvale Lane (HDB)231 m
no short-term parking · gantry 2.15 m · 222 car lots
Blk 443 Fernvale Road (HDB)321 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 266 car lots
Blk 400 Fernvale Lane (HDB)342 m
no short-term parking · gantry 2.15 m · 458 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.

Public car parks only, by straight-line distance, with the operator's published rates. 403a Fernvale Lane's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 403a Fernvale Lane?

Key takeawayACRA records 8 live company registrations at this address, 5 of them in the last three years.

Live registrations: 8
Registered last 3 years: 5
Most common type: Sole Proprietorship/ Partnership

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.

Frequently asked questions about 403a Fernvale Lane

Where is 403A Fernvale Lane?⌄

403A Fernvale Lane is at Fernvale Lane, Singapore 791403, in the Sengkang planning area.

What is 403A Fernvale Lane zoned as?⌄

403A Fernvale Lane sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.5.

Have there been any recorded transactions at 403A Fernvale Lane?⌄

No caveats have been lodged for 403A Fernvale Lane 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 403A Fernvale Lane?⌄

Fernvale LRT is the closest, 476 m away (about a 7-minute walk).

How many businesses are registered at 403A Fernvale Lane?⌄

8 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.

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.

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.

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, PropKaki's submarket map, HDB car park information (data.gov.sg), 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.