CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 27 · Mandai

431,431a Sembawang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2012

Quick Summary

431,431a Sembawang Road is a commercial building in District 27 · Mandai, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 1 transaction is on record since 1995, most recently in May 2012. 1 unit is currently listed for rent. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 431,431a Sembawang Road.

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What are the key facts about 431,431a Sembawang Road?

Key takeaway431,431a Sembawang Road is a commercial building in District 27 · Mandai, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4
Tenure: Freehold
District / Area: District 27 · Mandai
Address: 431,431a Sembawang Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: Suburban
Listed as: Food & Beverage
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 2

About 431,431a Sembawang Road

431,431A Sembawang Road is a commercial property in Mandai (District 27). It is located along Sembawang Road, Singapore 758396.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 1.4.

The site is freehold.

1 transaction has been recorded here, at a median of S$1,457 psf. The most recent was in May 2012.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Yishun MRT, 958 m away (about a 15-minute walk). The closest bus stop (Opp Blk 713) is 60 m away (about a 1-minute walk).

What is 431,431a Sembawang Road zoned as?

Key takeaway431,431a Sembawang Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has 431,431a Sembawang Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2012 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2012	Shop House	S$3.50M	2,403 sqft	$1,457

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 431,431a Sembawang Road rent for?

Key takeawayNo rent is published for 431,431a Sembawang Road itself. On its street, Sembawang Road, retail space rented at a median of $12.86 psf a month in 2026Q3, with the middle half of leases between $8.31 and $14.88. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sembawang Road

Street level · 2026Q3

25th pct

$8.31

$89.48 psm

Median

$12.86

$138.45 psm

75th pct

$14.88

$160.13 psm

S$ per sq ft per month · median +18% on a year earlier

2023Q4 · $138.80 psm2026Q3 · $138.45 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 27 retail

Region band · 2026Q3

25th pct

$14.21

$152.94 psm

Median

$16.22

$174.57 psm

75th pct

$22.24

$239.35 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 27 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 431,431a Sembawang 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 431,431a Sembawang Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 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 431,431a Sembawang Road?

Key takeawayURA has approved 1 change of use at 431,431a Sembawang Road since 2000, most recently in 2022. 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.

F&B and nightlife here

URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

16 Sept 2026Renewed
Continued use as association
Continued use of the 2nd storey flat as association
19 Aug 2026Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
19 Aug 2025Renewed
Continued use as association
Continued use of the 2nd storey flat as association
11 Jul 2023Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
1 Aug 2022Approved
Change of use to association
Proposed change of use of the 2nd storey flat to association
10 May 2021Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
1 Jan 2019Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house at the sembawang park
29 Aug 2016Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house at the sembawang park
6 Aug 2014Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house at the sembawang park
12 Apr 2011Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
12 May 2010Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
22 Sept 2001Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house

1 earlier change-of-use and A&A decision is 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 Sembawang Road 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 431,431a Sembawang Road?

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

Indicative area yield — District 27 retail

Gross yield (area)

4.7%

4.2% net of property tax

Rent side (median of bands)

$174.57 psm/mo

2026Q3

Price side (strata, 5y)

$4,181 psf

17 sales

An INDICATIVE AREA yield for District 27 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 27 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$331.11	$380.39	$488.44
Level 1 · 30 & Below	$144.23	$179.93	$218.12
Level 2 & 3 · 30 & Below	$161.64	$169.21	$179.67
Level 1 · >30 - 100	$135.89	$162.50	$260.58
B1 & Below · >30 - 100	$240.50	$296.90	$341.58
Level 2 & 3 · >30 - 100	$189.93	$194.87	$273.74
Level 2 & 3 · >100 - 300	$100.98	$112.48	$148.63
Level 1 · >100 - 300	$86.77	$143.85	$194.08

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 431,431a Sembawang Road right now?

Key takeaway1 unit is currently listed at 431,431a Sembawang Road. One row per unit; several agents often market the same unit.

For rent (1)

Sembawang road2 agentsS$18k/mo · 1,887 sqft

Browse every listing at this building →

What is near 431,431a Sembawang Road?

Key takeawayThe nearest MRT/LRT is Yishun MRT, about 958 m away — and 2 competing retail premisess operate nearby.

Getting around

Yishun MRT958 m · ~15 min

Amenities nearby

Opp Blk 713 · 60 mPlatina Rd Pg · 72 mEducational Institution · 214 mPacific Medical & Dental Group · 225 mPlace Of Worship · 424 mChong Pang Community Club · 433 mYishun MRT Exit A · 933 mYishun Community Hospital · 1.3 km

Competing premises nearby

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

Chong Pang Market & Food Centre # · 439 mJunction 9 · 1.0 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 431,431a Sembawang Road

Key takeawayThe nearest station is Yishun (NS13), 934 m away — one of the busiest stations, with about 110,000 taps in and out on an average weekday. 5 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 40% of retail buildings

nearest MRT/LRT Yishun (NS13) 934 m, about 110,000 taps a weekday; bus stops within 400 m: 10, about 28,000 taps a weekday; about 46,000 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.

Stations within 1 km

Yishun (NS13)934 m · about 110,000 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 431,431a Sembawang Road. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 28,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 701/716 & 701B Yishun Avenue 5 (HDB)136 m
S$0.60 per half-hour at midday on a weekday · 667 car lots
Jln Mata Ayer (URA)322 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 14 car lots
Blk 101/102 Yishun Avenue 5 (HDB)337 m
S$0.60 per half-hour at midday on a weekday · 134 car lots
Blk 717/730 Yishun Street 71 (HDB)461 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 678 car lots
Blk 103/111 Yishun Ring Road (HDB)488 m
S$0.60 per half-hour at midday on a weekday · 399 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. 431,431a Sembawang Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 431,431a Sembawang Road?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 431,431a Sembawang Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Accommodation and food services
1
Information and communications
0
Professional, scientific and technical services
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. ACRA, as of 2026-09-16.

Frequently asked questions about 431,431a Sembawang Road

Where is 431,431A Sembawang Road?⌄

431,431A Sembawang Road is at 431,431A Sembawang Road, Singapore 758396, in the Mandai planning area.

What is 431,431A Sembawang Road zoned as?⌄

431,431A Sembawang Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of 431,431A Sembawang Road?⌄

431,431A Sembawang Road is freehold.

What have units at 431,431A Sembawang Road sold for?⌄

Across 1 recorded transaction, the median price is S$1,457 psf. The latest was in May 2012.

What is the nearest MRT station to 431,431A Sembawang Road?⌄

Yishun MRT is the closest, 958 m away (about a 15-minute walk).

How many businesses are registered at 431,431A Sembawang Road?⌄

3 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

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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline, not a decision on any unit.

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.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 circular DC23-08 (2 Oct 2023), HDB car park information (data.gov.sg), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.