CommercialCOMMERCIALDistrict 20 · Bishan

409 Sin Ming Avenue

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

409 Sin Ming Avenue is a commercial building in District 20 · Bishan, on land zoned COMMERCIAL under the URA Master Plan. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 409 Sin Ming Avenue.

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What are the key facts about 409 Sin Ming Avenue?

Key takeaway409 Sin Ming Avenue is a commercial building in District 20 · Bishan, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 20 · Bishan
Address: —
Land area: 1,080 sqm
Completed: 2000 (HDB Property Information)
Storeys: 3 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 0

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 409 Sin Ming Avenue

409 Sin Ming Avenue is a commercial building in Bishan (District 20). It is located along Sin Ming Avenue, Singapore 570409.

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

It occupies roughly 1,080 sqm of land with about 1,199 sqm of gross floor area.

The nearest MRT is Bright Hill MRT, 258 m away (about a 4-minute walk). The closest bus stop (Bright Hill Stn Exit 2) is 187 m away (about a 3-minute walk). Thomson Plaza is 950 m away (about a 15-minute walk).

What is 409 Sin Ming Avenue zoned as?

Key takeaway409 Sin Ming Avenue sits on land zoned COMMERCIAL.

Land-use zone: COMMERCIAL
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 409 Sin Ming Avenue rent for?

Key takeawayNo street- or building-level rent is published here. Across District 20 retail, retail space rented at a median of $21.19 psf a month in 2026Q3, with the middle half of leases between $12.24 and $31.36. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 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 20 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 409 Sin Ming Avenue

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 409 Sin Ming Avenue?

Key takeawayURA has approved 1 change of use at 409 Sin Ming Avenue since 2000, most recently in 2000. 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.

25 Oct 2017Approved
Additions & alterations
Proposed addition and alteration involving new entrance extension at 2nd storey and a new canopy at 3rd storey to existing childcare centre on lot 14240v mk 18 at block 409 sin min avenue
30 Aug 2017ApprovedFloors 2, 3
Additions & alterations
Proposed additions & alterations and conversion of the existing eating house to childcare centre at level 2 and additions & alteration works to childcare centre at level 3 on lot no. 14240v mk18 at block 409 sin ming avenue #02-XX and #03-XX singapore 570409
7 Sept 2000ApprovedFloor 3
Change of use: education centre → child day-care centre
Proposed change of use of unit #03-XX from education centre to child day-care centre

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 409 Sin Ming Avenue?

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

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

An INDICATIVE AREA yield for District 20 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 20 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$133.15	$188.46	$400.81
B1 & Below · 30 & Below	$619.37	$706.67	$790.91
B1 & Below · >30 - 100	$297.17	$316.52	$350.31
Level 1 · >30 - 100	$70.71	$96.43	$227.01
Level 2 & 3 · >30 - 100	$130.42	$267.72	$324.88
Level 1 · >100 - 300	$68.64	$87.36	$129.01

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 409 Sin Ming Avenue?

Key takeawayThe nearest MRT/LRT is Bright Hill MRT, about 258 m away.

Getting around

Bright Hill MRT258 m · ~4 min

Amenities nearby

Place Of Worship · 73 mEducational Institution · 75 mFulton Ave Pg · 159 mHealthcare Family Clinic & Surgery · 182 mBright Hill Stn Exit 2 · 187 mBright Hill MRT Exit 2 · 199 mBlk 226D Ang Mo Kio Ave 1 · 692 mAng Mo Kio Community Centre · 821 mThomson Plaza · 951 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 409 Sin Ming Avenue

Key takeawayThe nearest station is Bright Hill (TE7), 199 m away — a quiet station, with about 15,000 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 14% of retail buildings

nearest MRT/LRT Bright Hill (TE7) 199 m, about 15,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 6, about 6,038 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 37,000 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

Bright Hill (TE7)199 m · about 15,000 weekday taps
Upper Thomson (TE8)799 m · about 21,000 weekday taps
Mayflower (TE6)974 m · about 27,000 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 409 Sin Ming Avenue. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 6,038 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 401-408 Sin Ming Avenue (HDB)62 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 320 car lots
Blk 410A Sin Ming Avenue (HDB)123 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 200 car lots
Blk 37/39 Sin Ming Drive (HDB)343 m
S$0.60 per half-hour at midday on a weekday
Sin Ming Drive (URA)459 m
S$0.60 per half-hour at midday on a weekday · 30 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.

Nearest URA season parking: Sembawang Hill Estate, 1.3 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 409 Sin Ming Avenue's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 409 Sin Ming Avenue?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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 409 Sin Ming Avenue

Where is 409 Sin Ming Avenue?⌄

409 Sin Ming Avenue is at Sin Ming Avenue, Singapore 570409, in the Bishan planning area.

What is 409 Sin Ming Avenue zoned as?⌄

409 Sin Ming Avenue sits on land zoned commercial under the URA Master Plan.

Have there been any recorded transactions at 409 Sin Ming Avenue?⌄

No caveats have been lodged for 409 Sin Ming Avenue 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 409 Sin Ming Avenue?⌄

Bright Hill MRT is the closest, 258 m away (about a 4-minute walk).

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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.

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.

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, URA planning decisions, HDB car park information (data.gov.sg), 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.