CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 11 · Bukit Timah

Greendale Court

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2017

Quick Summary

Greendale Court is a commercial building in District 11 · Bukit Timah, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 2 transactions are on record since 1995, most recently in Dec 2017. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Greendale Court.

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What are the key facts about Greendale Court?

Key takeawayGreendale Court is a commercial building in District 11 · Bukit Timah, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 11 · Bukit Timah
Address: 3 Greendale Avenue
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 8
Managing agent: AVALON PROPERTY SERVICES PTE. LTD.
Strata formed: 1990 (MCST 1512)
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 1

About Greendale Court

Greendale Court is a mixed-use building in Bukit Timah (District 11). It is located along Greendale Avenue, Singapore 289498.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

The site is freehold.

2 transactions have been recorded here, at a median of S$1,834 psf. The most recent was in December 2017.

1 business is currently registered at this address with ACRA.

The nearest MRT is Tan Kah Kee MRT, 678 m away (about a 11-minute walk).

What is Greendale Court zoned as?

Key takeawayGreendale Court sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 has Greendale Court sold for?

Key takeaway2 transactions are on record since 1995, most recently in Dec 2017 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2017	Shop House	S$4.19M	1,496 sqft	$2,800
Oct 1997	Shop House	S$1.30M	1,496 sqft	$867

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 Greendale Court rent for?

Key takeawayNo street- or building-level rent is published here. Across District 11 retail, retail space rented at a median of $16.43 psf a month in 2026Q3, with the middle half of leases between $12.48 and $17.64. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 11 retail

Region band · 2026Q3

25th pct

$12.48

$134.36 psm

Median

$16.43

$176.85 psm

75th pct

$17.64

$189.91 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 11 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 Greendale Court

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.

What's been approved at Greendale Court?

Key takeawayURA has approved 1 change of use at Greendale Court since 2000, most recently in 2018. 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.

31 Jan 2024Renewed
Continued use as massage establishment
Continued use of the 1st storey premises as massage establishment
24 Feb 2021Renewed
Continued use as massage establishment
Continued use of the 1st storey premises as massage establishment
20 Mar 2018Approved
Change of use to massage establishment
Proposed change of use of the 1st storey premises to massage establishment

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).

How does Greendale Avenue price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Greendale Court?

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

Indicative area yield — District 11 retail

Gross yield (area)

4.6%

4.1% net of property tax

Rent side (median of bands)

$176.85 psm/mo

2026Q3

Price side (strata, 5y)

$4,327 psf

15 sales

An INDICATIVE AREA yield for District 11 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 11 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$134.36	$181.39	$189.91
Level 1 · 30 & Below	$96.71	$98.15	$108.07
Level 1 · >30 - 100	$138.32	$176.85	$254.10

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 Greendale Court?

Key takeawayThe nearest MRT/LRT is Tan Kah Kee MRT, about 678 m away — and 1 competing retail premises operate nearby.

Getting around

Tan Kah Kee MRT678 m · ~11 min

Amenities nearby

Watten Heights Pg · 117 mEducational Institution · 120 mTan Kah Kee MRT Exit B · 613 mPlace Of Worship · 735 mCrawfurd Hospital · 871 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Ng Lian Tee · 12 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Greendale Court

Key takeawayThe nearest station is Tan Kah Kee (DT8), 613 m away — a quiet station, with about 12,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Bukit Timah Rd (URA), 823 m away; the nearest URA season parking is Coronation Road Area, 930 m away (S$90/month).

Foot traffic: busier than 1% of retail buildings

nearest MRT/LRT Tan Kah Kee (DT8) 613 m, about 12,000 taps a weekday; no bus stop within 400 m; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 13,000 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.

Stations within 1 km

Tan Kah Kee (DT8)613 m · about 12,000 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 Greendale Court. Transfers between lines don't tap, so interchanges read low.

Bus

No bus stop within 400 m.

Who's registered at Greendale Court?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Greendale Court as their registered address. These are registered businesses, not who occupies the space.

Other services
1

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 Greendale Court

Where is Greendale Court?⌄

Greendale Court is at 3 Greendale Avenue, Singapore 289498, in the Bukit Timah planning area.

What is Greendale Court zoned as?⌄

Greendale Court sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of Greendale Court?⌄

Greendale Court is freehold.

What have units at Greendale Court sold for?⌄

Across 2 recorded transactions, the median price is S$1,834 psf. The latest was in December 2017.

What is the nearest MRT station to Greendale Court?⌄

Tan Kah Kee MRT is the closest, 678 m away (about a 11-minute walk).

How many businesses are registered at Greendale Court?⌄

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 Greendale Court.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, 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.