CommercialRESIDENTIALDistrict 10 · Tanglin

Dempsey Cluster

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Dempsey Cluster is a commercial building in District 10 · Tanglin, on land zoned RESIDENTIAL under the URA Master Plan. 2 units are currently listed for rent. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Dempsey Cluster.

Ask PropKaki

What are the key facts about Dempsey Cluster?

Key takeawayDempsey Cluster is a commercial building in District 10 · Tanglin, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 10 · Tanglin
Address: 22 Dempsey Road
Land area: 653,362 sqm
Completed: 1960 (per EdgeProp)
Storeys: Not on record
Submarket: City Fringe
Transactions on record: None recorded
Live listings: 2
ACRA registrations: 0

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 Dempsey Cluster

Dempsey Cluster is a building in Tanglin (District 10). It is located along Dempsey Road, Singapore 249679.

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

It occupies roughly 653,362 sqm of land with about 456 sqm of gross floor area.

2 businesses are currently registered at this address with ACRA.

The closest bus stop (Aft Peirce Rd) is 404 m away (about a 6-minute walk). Tanglin Mall is 1.7 km away.

What is Dempsey Cluster zoned as?

Key takeawayDempsey Cluster sits on land zoned RESIDENTIAL.

Land-use zone: 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Dempsey Cluster rent for?

Key takeawayNo street- or building-level rent is published here. Across District 10 retail, retail space rented at a median of $15.77 psf a month in 2026Q3, with the middle half of leases between $10.99 and $17.07. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 10 retail

Region band · 2026Q3

25th pct

$10.99

$118.27 psm

Median

$15.77

$169.72 psm

75th pct

$17.07

$183.73 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 10 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 Dempsey Cluster

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

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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 Dempsey Cluster

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units 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 Dempsey Cluster?

Key takeawayURA has approved 2 changes of use at Dempsey Cluster 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.

12 Feb 2026Approved
Additions & alterations
Proposed additions and alterations to existing building on lot 3183 (pt) mk02 at 28b harding road, singapore 249549 (tanglin planning area)
15 Oct 2025Approved
Additions & alterations
Proposed amendment to approved additions & alterations to the existing f&b facilities and addition of spectator facilities and open multi-purpose court for singapore cricket club at 71g loewen road
24 Apr 2025Approved
Additions & alterations
Proposed additions & alterations to the existing f&b facilities and addition of spectator facilities and open multi-purpose court for singapore cricket club
10 Mar 2025Approved
Additions & alterations
Proposed replacement of existing timber roof truss to the existing single-storey state building at 45 minden road
7 Feb 2025Renewed
Continued use as ext'g single storey block 26 for use as shop & restaurant with outdoor refreshme
Extension of temporary permission for proposed additions & alterations to the ext'g single storey block 26 for use as shop & restaurant with outdoor refreshment area and addition of a mezzanine floor for use as gallery at dempsey cluster
8 May 2024Approved
Additions & alterations
Proposed amendment to the approved addition of single-storey linkway with roof access & garden pavilions and additions & alterations to existing carparks
30 Apr 2024Approved
Additions & alterations
Retention of existing temporary 1-storey steel structure with timber trellis (as outdoor refreshment area, shelter and circulation uses) on lot 03775k pt mk02 at 130e minden road
11 Mar 2024Approved
Additions & alterations
Proposed addition of temporary outdoor sporting courts (open to sky structure for hanging of downward lighting and lightning protection system) on open field for existing state building (approved on temporary permission to lapse on 10-08-2026)
11 Sept 2023Approved
Additions & alterations
Phase 1b-proposed addition of single-storey linkway with roof access & garden pavilions and additions & alterations to existing carparks
7 Aug 2023Approved
Additions & alterations
Proposed addition and alteration works involving addition of new canopy to existing shop and restaurant with outdoor refreshment area at dempsey cluster tanglin village on lot 03775k pt mk 02 at 26 dempsey road
15 Jun 2023Approved
Additions & alterations
Proposed additions & alterations of existing 3-storey state property
9 Jun 2023Approved
Additions & alterations
Phase 1a - proposed addition & alteration to existing kindergarten single storey building, block a, b, c, d & e only and carparks

19 earlier change-of-use and A&A decisions are 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).

What do commercial rents run near Dempsey Cluster?

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

Indicative area yield — District 10 retail

Gross yield (area)

4.2%

3.8% net of property tax

Rent side (median of bands)

$169.72 psm/mo

2026Q3

Price side (strata, 5y)

$4,533 psf

34 sales

An INDICATIVE AREA yield for District 10 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 10 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$328.53	$418.19	$451.58
Level 2 & 3 · 30 & Below	$155.00	$169.72	$183.73
Level 2 & 3 · >30 - 100	$141.55	$202.35	$215.19
Level 1 · >30 - 100	$118.27	$184.62	$215.15
Level 1 · >100 - 300	$80.00	$110.62	$158.42
Level 2 & 3 · >100 - 300	$90.05	$135.62	$146.17
Level 2 & 3 · >300	$93.68	$99.85	$147.67

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 Dempsey Cluster right now?

Key takeaway2 units are currently listed at Dempsey Cluster. One row per unit; several agents often market the same unit.

For rent (2)

Dempsey ClusterS$29k/mo · 3,270 sqft
Dempsey Cluster2 agentsS$15k/mo · 1,000 sqft

Browse every listing at this building →

What is near Dempsey Cluster?

Amenities nearby

Culina Pte Ltd · 131 mAft Peirce Rd · 404 mAM PM Family Clinic & Surgery · 449 mEducational Institution · 528 mPlace Of Worship · 696 mMargaret Drive Hawker Centre · 925 mGleneagles Hospital · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Dempsey Cluster

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Queenstown, 1.1 km away. One public car park is within 500 m.

Foot traffic: busier than 1% of retail buildings

no MRT/LRT within 1 km (nearest Queenstown, 1.1 km); no bus stop within 400 m; Tanglin: 11,742 resident workers (Census 2020, by workplace); about 19,000 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

No bus stop within 400 m.

Public car parks within 500 m

Holland Rd - Peirce Rd Coach Park (URA)309 m

Nearest URA season parking: Queensway Off St (Ride Out Tea Garden), 712 m away, S$90/month.

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

Who's registered at Dempsey Cluster?

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

Accommodation and food services
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 Dempsey Cluster

Where is Dempsey Cluster?⌄

Dempsey Cluster is at 22 Dempsey Road, Singapore 249679, in the Tanglin planning area.

What is Dempsey Cluster zoned as?⌄

Dempsey Cluster sits on land zoned residential under the URA Master Plan.

Have there been any recorded transactions at Dempsey Cluster?⌄

No caveats have been lodged for Dempsey Cluster in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

How many businesses are registered at Dempsey Cluster?⌄

2 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.

For agents · in the PropKaki app

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Read the figures right

Completion year: as EdgeProp states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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 EdgeProp, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), 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.