CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 22 · Jurong East

416 Pandan Gardens

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

416 Pandan Gardens is a commercial building in District 22 · Jurong East, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 416 Pandan Gardens.

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What are the key facts about 416 Pandan Gardens?

Key takeaway416 Pandan Gardens is a commercial building in District 22 · Jurong East, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 22 · Jurong East
Address: —
Land area: 1,064 sqm
Completed: 1978 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Estate (JTC): Jurong Industrial Estate
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 3

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 416 Pandan Gardens

416 Pandan Gardens is a commercial building in Jurong East (District 22). It is located along Pandan Gardens, Singapore 600416.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8.

It occupies roughly 1,064 sqm of land with about 2,980 sqm of gross floor area.

10 businesses are currently registered at this address with ACRA.

The closest bus stop (Ayer Rajah CC) is 112 m away (about a 2-minute walk). Jem is 1.5 km away.

What is 416 Pandan Gardens zoned as?

Key takeaway416 Pandan Gardens sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 416 Pandan Gardens 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 416 Pandan Gardens

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 416 Pandan Gardens?

Key takeawayURA has approved 2 changes of use at 416 Pandan Gardens since 2000, most recently in 2021. 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.

11 Nov 2021ApprovedFloor 1
Change of use to self-service laundry
Proposed change of use of part of shop unit #01-XX to self-service laundry at 416 pandan gardens
8 Nov 2013Approved
Additions & alterations
Proposed amendment to approved additions & alterations to existing public housing development, blocks 415 & 416 with new lifts/ lift lobbies at pandan gardens (lift upgrading programme)
30 Oct 2000ApprovedFloor 1
Change of use
Proposed use of unit #01-XX as 4d/toto cum florist shop.

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 416 Pandan Gardens?

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 near 416 Pandan Gardens?

Amenities nearby

Medical Union Clinic · 4 mAyer Rajah Community Centre · 69 mAyer Rajah CC · 113 mPlace Of Worship · 207 mEducational Institution · 229 mBusiness Park · 241 mPandan Reservoir Fitness Corner · 395 mBlk 37A Teban Gardens Road · 619 mJurong Community Hospital · 1.3 kmJem · 1.5 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 416 Pandan Gardens

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Jurong East, 1.4 km away. 8 public car parks are within 500 m.

Foot traffic: busier than 4% of retail buildings

no MRT/LRT within 1 km (nearest Jurong East, 1.4 km); bus stops within 400 m: 13, about 9,968 taps a weekday; Jurong East: 62,478 resident workers (Census 2020, by workplace); about 17,000 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

13 bus stops within 400 m, with 9,968 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 416 Pandan Gardens (HDB)20 m
S$0.60 per half-hour at midday on a weekday · 49 car lots
Blk 415 Pandan Gardens (HDB)52 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 124 car lots
Pandan Gardens (URA)65 m
Blk 413 Pandan Gardens (HDB)133 m
S$0.60 per half-hour at midday on a weekday · 90 car lots
Blk 412/414 Pandan Gardens (HDB)180 m
S$0.60 per half-hour at midday on a weekday · 150 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: Teban Gardens Crescent, 967 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 416 Pandan Gardens's own car park, if it has one, and its charges are not in the open data.

Who's registered at 416 Pandan Gardens?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 416 Pandan Gardens as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Other services
2
Manufacturing
1
Wholesale and retail trade
0
Transportation and storage
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 416 Pandan Gardens

Where is 416 Pandan Gardens?⌄

416 Pandan Gardens is at Pandan Gardens, Singapore 600416, in the Jurong East planning area.

What is 416 Pandan Gardens zoned as?⌄

416 Pandan Gardens sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 416 Pandan Gardens?⌄

No caveats have been lodged for 416 Pandan Gardens 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 416 Pandan Gardens?⌄

10 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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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.

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), 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.