CommercialCOMMERCIAL & RESIDENTIALDistrict 5 · Clementi

446 Clementi Avenue 3

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

446 Clementi Avenue 3 is a commercial building in District 5 · Clementi, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on 446 Clementi Avenue 3.

Ask PropKaki

What are the key facts about 446 Clementi Avenue 3?

Key takeaway446 Clementi Avenue 3 is a commercial building in District 5 · Clementi, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 5 · Clementi
Address: —
Land area: 1,218 sqm
Completed: 1979 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 6

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 446 Clementi Avenue 3

446 Clementi Avenue 3 is a commercial building in Clementi (District 05). It is located along Clementi Avenue 3, Singapore 120446.

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

It occupies roughly 1,218 sqm of land.

6 businesses are currently registered at this address with ACRA.

The nearest MRT is Clementi MRT, 291 m away (about a 4-minute walk). The closest bus stop (NTUC Fairprice) is 103 m away (about a 2-minute walk). The Clementi Mall is 271 m away (about a 4-minute walk).

What is 446 Clementi Avenue 3 zoned as?

Key takeaway446 Clementi Avenue 3 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 446 Clementi Avenue 3 rent for?

Key takeawayNo rent is published for 446 Clementi Avenue 3 itself. On its street, Clementi Avenue 3, retail space rented at a median of $11.82 psf a month in 2024Q4, with the middle half of leases between $8.44 and $14.74. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Clementi Avenue 3

Street level · 2024Q4

25th pct

$8.44

$90.81 psm

Median

$11.82

$127.21 psm

75th pct

$14.74

$158.61 psm

S$ per sq ft per month

2021Q2 · $192.27 psm2024Q4 · $127.21 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 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 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 5 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 446 Clementi Avenue 3

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 446 Clementi Avenue 3?

Key takeawayURA has approved 2 changes of use at 446 Clementi Avenue 3 since 2000, most recently in 2010. 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.

21 Feb 2019RenewedFloor 1
Continued use as betting centre
Continued use of the 1st storey shop and 2nd storey living quarter (#01-XX) as betting centre
23 Feb 2016RenewedFloor 1
Continued use as betting centre
Continued use of the 1st storey shop and 2nd storey living quarter (#01-XX) as betting centre
27 Feb 2013RenewedFloor 1
Continued use as betting centre
Continued of use of the 1st storey shop and 2nd storey living quarter (#01-XX) to betting centre
5 Mar 2010ApprovedFloor 1
Change of use to betting centre
Proposed change of use of the 1st storey shop and 2nd storey living quarter (#01-XX) to betting centre
22 Jan 2003RenewedFloor 1
Continued use as beauty and slimming centre
Continued use of the 2nd storey living quarter of unit #01-XX to beauty and slimming centre
31 Jan 2002ApprovedFloor 1
Change of use to beauty and slimming centre
Proposed change of use of 1st storey shop and 2nd storey living quarter of unit #01-XX to beauty and slimming 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 446 Clementi Avenue 3?

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

Indicative area yield — District 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 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 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

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 446 Clementi Avenue 3?

Key takeawayThe nearest MRT/LRT is Clementi MRT, about 291 m away.

Getting around

Clementi MRT291 m · ~5 min

Amenities nearby

RafflesMedical · 13 mNTUC Fairprice Co-operative Ltd · 61 mClementi Polyclinic · 61 mBlk 448 Clementi Ave 3 · 101 mNTUC Fairprice · 103 mClementi MRT Exit D · 188 mThe Clementi Mall · 271 mEducational Institution · 304 mTaman Mas Merah Playground · 424 mPlace Of Worship · 455 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 446 Clementi Avenue 3

Key takeawayThe nearest station is Clementi (EW23), 188 m away — one of the busiest stations, with about 102,000 taps in and out on an average weekday. 17 public car parks are within 500 m.

Foot traffic: busier than 90% of retail buildings

nearest MRT/LRT Clementi (EW23) 188 m, about 102,000 taps a weekday; bus stops within 400 m: 11, about 110,000 taps a weekday; Clementi: 38,836 resident workers (Census 2020, by workplace); about 61,000 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

Clementi (EW23)188 m · about 102,000 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 446 Clementi Avenue 3. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 110,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 449-451 Clementi Avenue 3 (HDB)100 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 176 car lots
Blk 426/427 Clementi Avenue 3 (HDB)117 m
S$0.60 per half-hour at midday on a weekday · 33 car lots
Blk 462A Clementi Avenue 3 (HDB)138 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 550 car lots
Blk 445 Clementi Avenue 3 (HDB)152 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 439 car lots
Blk 426/428 Clementi Avenue 3 (HDB)174 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 124 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: Pasir Panjang Garden A Rea, 572 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 446 Clementi Avenue 3's own car park, if it has one, and its charges are not in the open data.

Who's registered at 446 Clementi Avenue 3?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list 446 Clementi Avenue 3 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Accommodation and food services
2
Education
1
Health and social services
1
Wholesale and retail trade
1
Financial and insurance
1
Administrative and support 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. 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 446 Clementi Avenue 3

Where is 446 Clementi Avenue 3?⌄

446 Clementi Avenue 3 is at Clementi Avenue 3, Singapore 120446, in the Clementi planning area.

What is 446 Clementi Avenue 3 zoned as?⌄

446 Clementi Avenue 3 sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 446 Clementi Avenue 3?⌄

No caveats have been lodged for 446 Clementi Avenue 3 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 446 Clementi Avenue 3?⌄

Clementi MRT is the closest, 291 m away (about a 4-minute walk).

How many businesses are registered at 446 Clementi Avenue 3?⌄

6 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.

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.

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, 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 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.