938 Tampines Avenue 5
938 Tampines Avenue 5 is a commercial building in District 18 · Tampines, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 3 live company registrations at this address.
What are the key facts about 938 Tampines Avenue 5?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 18 · Tampines
- Address
- —
- Land area
- 59,502 sqm
- Completed
- 1988 (HDB Property Information)
- Storeys
- 9 (HDB Property Information)
- 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 938 Tampines Avenue 5
938 Tampines Avenue 5 is a building in Tampines (District 18). It is located along Tampines Avenue 5, Singapore 520938.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 59,502 sqm of land with about 466,593 sqm of gross floor area.
3 businesses are currently registered at this address with ACRA.
The nearest MRT is Tampines West MRT, 452 m away (about a 7-minute walk). The closest bus stop (Blk 938) is 38 m away (about a 1-minute walk). Century Square is 548 m away (about a 9-minute walk).
What is 938 Tampines Avenue 5 zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 938 Tampines Avenue 5 rent for?
Retail space on Tampines Avenue 5
Street level · 2021Q3S$ per sq ft per month (median only published)
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 18 retail
Region band · 2026Q3S$ 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 18 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 938 Tampines Avenue 5
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
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 938 Tampines Avenue 5?
- 7 Jul 2014Agency worksAdditions & alterations
Proposed additions and alterations involving electrical load upgrading (elu) in tandem with neighbourhood renewal programme (nrp) batch 1 to existing public housing block no 936 to 946 on lot 06124a mk 28 at tampines avenue 4 & 5
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$54.50 per unit).
What do commercial rents run near 938 Tampines Avenue 5?
Retail rents — District 18 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $288.17 | $334.04 | $372.08 |
| B1 & Below · 30 & Below | $402.91 | $419.52 | $444.18 |
| Level 1 · 30 & Below | $338.80 | $476.56 | $507.11 |
| Level 2 & 3 · >30 - 100 | $160.23 | $185.71 | $256.74 |
| B1 & Below · >30 - 100 | $242.12 | $313.16 | $407.37 |
| Level 4 & Above · >30 - 100 | $246.24 | $280.87 | $292.97 |
| Level 1 · >30 - 100 | $145.32 | $182.85 | $282.19 |
| Level 1 · >100 - 300 | $150.78 | $175.58 | $214.75 |
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 938 Tampines Avenue 5?
Getting around
- Tampines West MRT452 m · ~7 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 938 Tampines Avenue 5
nearest MRT/LRT Tampines West (DT31) 447 m, about 21,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 6, about 31,000 taps a weekday; Tampines: 84,200 resident workers (Census 2020, by workplace); about 86,000 residents within 1 km (June 2026); 3 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
- Tampines West (DT31)447 m · about 21,000 weekday taps
- Tampines (EW2 / DT32)706 m · about 114,000 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 938 Tampines Avenue 5. Transfers between lines don't tap, so interchanges read low.
Bus
6 bus stops within 400 m, with about 31,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 921A Tampines Street 91 (HDB)53 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 272 car lots
- Blk 140/148 Tampines Street 12 (HDB)214 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 570 car lots
- Blk 921-941 Tampines Street 91 (HDB)282 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 746 car lots
- Blk 902-916, 942-946 Tampines Street 91 (HDB)299 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 974 car lots
- Blk 137/139 Tampines Street 11 (HDB)320 mS$0.60 per half-hour at midday on a weekday · 211 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.
Nearest URA season parking: Tampines Industrial Av E 3, 1.9 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 938 Tampines Avenue 5's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 938 Tampines Avenue 5?
- Live registrations
- 3
- Registered last 3 years
- 1
- Most common type
- Local Company
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 938 Tampines Avenue 5
Where is 938 Tampines Avenue 5?⌄
938 Tampines Avenue 5 is at Tampines Avenue 5, Singapore 520938, in the Tampines planning area.
What is 938 Tampines Avenue 5 zoned as?⌄
938 Tampines Avenue 5 sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.
Have there been any recorded transactions at 938 Tampines Avenue 5?⌄
No caveats have been lodged for 938 Tampines Avenue 5 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 938 Tampines Avenue 5?⌄
Tampines West MRT is the closest, 452 m away (about a 7-minute walk).
How many businesses are registered at 938 Tampines Avenue 5?⌄
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.
The facts are here — now get the verdict on 938 Tampines Avenue 5.
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