CommercialRESIDENTIALFreeholdDistrict 17 · Pasir Ris

Changi Garden

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2010

Quick Summary

Changi Garden is a commercial building in District 17 · Pasir Ris, on land zoned RESIDENTIAL 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 2010. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Changi Garden.

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What are the key facts about Changi Garden?

Key takeawayChangi Garden is a commercial building in District 17 · Pasir Ris, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Freehold
District / Area: District 17 · Pasir Ris
Address: 965a Upper Changi Road North
Land area: —
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About Changi Garden

Changi Garden is a mixed-use building in Pasir Ris (District 17). It is located along Upper Changi Road North, Singapore 507665.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.4.

The site is freehold.

1 transaction has been recorded here, at a median of S$598 psf. The most recent was in May 2010.

1 business is currently registered at this address with ACRA.

The closest bus stop (Komo Shoppes) is 90 m away (about a 1-minute walk).

What is Changi Garden zoned as?

Key takeawayChangi Garden sits on land zoned RESIDENTIAL with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has Changi Garden sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2010 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2010	Shop House	S$1.50M	2,508 sqft	$598

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 Changi Garden rent for?

Key takeawayNo rent is published for Changi Garden itself. On its street, Upper Changi Road North, retail space rented at a median of $9.28 psf a month in 2023Q3, with the middle half of leases between $8.75 and $9.67. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Changi Road North

Street level · 2023Q3

25th pct

$8.75

$94.19 psm

Median

$9.28

$99.91 psm

75th pct

$9.67

$104.11 psm

S$ per sq ft per month

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 17 retail

Region band · 2026Q3

25th pct

$23.68

$254.87 psm

Median

$25.97

$279.54 psm

75th pct

$26.86

$289.14 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 17 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 Changi Garden

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 Changi Garden?

Key takeawayURA has approved 1 change of use at Changi Garden since 2000, most recently in 2002. 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.

13 Aug 2015Renewed
Continued use as restaurant and part of 2nd storey
Continued use of the 1st storey shop as restaurant and part of 2nd storey (front) shop as ancillary office
1 Jul 2014Renewed
Continued use as restaurant and part of 2nd storey
Continued use of the 1st storey shop as restaurant and part of 2nd storey (front) shop as ancillary office
13 Aug 2012Renewed
Continued use as restaurant and part of 2nd storey
Continued use of the 1st storey shop as restaurant and part of 2nd storey (front) shop as ancillary office
19 May 2011Renewed
Continued use as restaurant and part of 2nd storey
Continued use of the 1st storey shop as restaurant and part of 2nd storey (front) shop as ancillary office
30 Jun 2010Renewed
Continued use as restaurant and part of 2nd storey
Continued use of the 1st storey shop as restaurant and part of 2nd storey (front) shop as ancillary office
21 Jan 2009Renewed
Continued use as restaurant and change of use of part of 2nd storey
Continued use of the 1st storey from shop to restaurant and change of use of part of 2nd storey (front) from shop to office
8 May 2007Renewed
Continued use as eating house
Continued use of the 1st storey and part of 2nd storey (front) from shop to eating house
25 Apr 2006Renewed
Continued use as eating house
Continued use of the 1st storey and part of 2nd storey from shop to eating house
3 Apr 2003Renewed
Continued use as eating house
Continued use of the 1st storey and part of the 2nd storey from shop to eating house
25 Apr 2002Approved
Change of use: approved shop → eating house
Proposed change of use of the 1st storey and part of 2nd storey from approved shop to eating house

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 Changi Garden?

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

Retail rents — District 17 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · >30 - 100	$313.18	$358.14	$364.20
B1 & Below · >30 - 100	$149.90	$180.90	$182.51
B1 & Below · >100 - 300	$309.25	$364.06	$418.47
Level 2 & 3 · >300	$200.49	$200.94	$214.07

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 Changi Garden?

Amenities nearby

Changi Medical Centre · 53 mKomo Shoppes · 90 mPlace Of Worship · 176 mMariam Walk Pg · 177 mEducational Institution · 735 mPort / Airport · 961 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Changi Garden

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Pasir Ris, 1.2 km away. No public car park we hold is within 500 m; the nearest is Blk 272A Pasir Ris Street 21 (HDB), 691 m away; the nearest URA season parking is Changi North Area, 1.6 km away (S$90/month).

Foot traffic: busier than 1% of retail buildings

no MRT/LRT within 1 km (nearest Pasir Ris, 1.2 km); bus stops within 400 m: 11, about 5,987 taps a weekday; Pasir Ris: 23,751 resident workers (Census 2020, by workplace); about 28,000 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

11 bus stops within 400 m, with 5,987 boardings and alightings on an average weekday.

Who's registered at Changi Garden?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Changi Garden as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
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 Changi Garden

Where is Changi Garden?⌄

Changi Garden is at 965A Upper Changi Road North, Singapore 507665, in the Pasir Ris planning area.

What is Changi Garden zoned as?⌄

Changi Garden sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of Changi Garden?⌄

Changi Garden is freehold.

What have units at Changi Garden sold for?⌄

Across 1 recorded transaction, the median price is S$598 psf. The latest was in May 2010.

How many businesses are registered at Changi Garden?⌄

1 business is 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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This development is also registered as the residential project Changi Garden.

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.

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, HDB car park information (data.gov.sg), 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.