CommercialRESIDENTIALDistrict 18 · Tampines

Aia Tampines

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Aia Tampines 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 7 live company registrations at this address.

The facts are here — now get the verdict on Aia Tampines.

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What are the key facts about Aia Tampines?

Key takeawayAia Tampines is a commercial building in District 18 · Tampines, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 18 · Tampines
Address: 3 Tampines Grande
Land area: 3,678 sqm
Completed: Not on record
Storeys: Not on record
Submarket: Tampines Regional Centre
Transactions on record: None recorded
Live listings: None
ACRA registrations: 7

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 Aia Tampines

Aia Tampines is a mixed-use building in Tampines (District 18). It is located along Tampines Grande, Singapore 528799.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

It occupies roughly 3,678 sqm of land with about 15,448 sqm of gross floor area.

8 businesses are currently registered at this address with ACRA.

The nearest MRT is Tampines MRT Exit G, 166 m away (about a 3-minute walk). The closest bus stop (Our Tampines Hub) is 171 m away (about a 3-minute walk). Century Square is 385 m away (about a 6-minute walk).

What is Aia Tampines zoned as?

Key takeawayAia Tampines sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

BCA-verified envelope: allowable GFA 10,298 sqm · built 15,345 sqm · headroom -5,047 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What does space at Aia Tampines rent for?

Key takeawayNo rent is published for Aia Tampines itself. On its street, Tampines Grande, office space rented at a median of $6.40 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Office space on Tampines Grande

Street level · 2026Q3

25th pct

—

— psm

Median

$6.40

$68.93 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +1.6% on a year earlier

2022Q2 · $57.59 psm2026Q3 · $68.93 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (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 · 2026Q3

25th pct

$15.60

$167.95 psm

Median

$18.35

$197.55 psm

75th pct

$25.03

$269.47 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 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 Aia Tampines

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban (all grades): Rent S$6.48 psf/mth · Vacancy 2.8% · Planned / under construction 0.46m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Aia Tampines?

Key takeawayURA's planning decisions at Aia Tampines since 2000 are below. 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.

5 May 2009Approved
Additions & alterations
Proposed addition of covered walkway to the existing 8/9 storey office building with basement

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 Aia Tampines?

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

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 Aia Tampines?

Amenities nearby

Place Of Worship · 122 mTampines Central Community Club · 135 mTampines MRT Exit G · 167 mOur Tampines Hub · 171 mHawker Centre @ Our Tampines Hub · 194 mTampines Family Medicine Clinic · 214 mCentury Square · 385 mNTUC Fairprice Co-operative Ltd · 385 mEducational Institution · 484 mSun Plaza Pk · 497 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Aia Tampines

Key takeawayThe nearest station is Tampines (EW2 / DT32), 166 m away — one of the busiest stations, with about 114,000 taps in and out on an average weekday. 13 public car parks are within 500 m.

Foot traffic: busier than 46% of office buildings

nearest MRT/LRT Tampines (EW2/DT32) 166 m, about 114,000 taps a weekday; bus stops within 400 m: 13, about 118,000 taps a weekday; Tampines: 84,200 resident workers (Census 2020, by workplace); about 83,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Tampines (EW2 / DT32)166 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 Aia Tampines. Transfers between lines don't tap, so interchanges read low.

Bus

13 bus stops within 400 m, with about 118,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 858E Tampines Walk (HDB)50 m
no short-term parking · gantry 2.15 m · 21 car lots
Blk 519 Tampines Central 8 (HDB)241 m
no short-term parking · 17 car lots
Blk 519 Tampines Central 8 (HDB)256 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 638 car lots
Blk 859B Tampines Avenue 5 (HDB)283 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 343 car lots
Blk 513 Tampines Central 1 (HDB)302 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m

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, 1.5 km away, S$90/month.

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

Who's registered at Aia Tampines?

Key takeaway7 live companies (and LLPs and branches; sole proprietors are not counted) list Aia Tampines as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Professional, scientific and technical services
1
Information and communications
1
Administrative and support services
1
Education
1
Transportation and storage
1
Financial and insurance
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.

What is Aia Tampines's BCA building profile?

BCA building type: Office
Green Mark: Certified (2017)
Energy use intensity: 275 kWh/m²·yr

Frequently asked questions about Aia Tampines

Where is Aia Tampines?⌄

Aia Tampines is at 3 Tampines Grande, Singapore 528799, in the Tampines planning area.

What is Aia Tampines zoned as?⌄

Aia Tampines 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 Aia Tampines?⌄

No caveats have been lodged for Aia Tampines 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 Aia Tampines?⌄

Tampines MRT Exit G is the closest, 166 m away (about a 3-minute walk).

How many businesses are registered at Aia Tampines?⌄

8 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.

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.

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 PropKaki's submarket map, 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.