CommercialCOMMERCIAL & RESIDENTIALDistrict 23 · Choa Chu Kang

Junction 10

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Junction 10 is a commercial building in District 23 · Choa Chu Kang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. ACRA records 26 live company registrations at this address.

The facts are here — now get the verdict on Junction 10.

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What are the key facts about Junction 10?

Key takeawayJunction 10 is a commercial building in District 23 · Choa Chu Kang, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 23 · Choa Chu Kang
Address: 1 Woodlands Road
Land area: 15,643 sqm
Completed: Not on record
Storeys: 16 (© OpenStreetMap contributors)
Developer: Dollar Land Singapore Private Limited (per CommercialGuru)
Managing agent: SMART PROPERTY MANAGEMENT (SINGAPORE) PTE LTD
Strata formed: 2016
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 26

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 Junction 10

Junction 10 is a commercial building in Choa Chu Kang (District 23). It is located along Woodlands Road, Singapore 677899.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

It occupies roughly 15,643 sqm of land with about 46,929 sqm of gross floor area.

31 businesses are currently registered at this address with ACRA.

The nearest MRT is Phoenix LRT, 295 m away (about a 5-minute walk). The closest bus stop (Junction 10) is 130 m away (about a 2-minute walk). Junction 10 is 66 m away (about a 1-minute walk).

What is Junction 10 zoned as?

Key takeawayJunction 10 sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 46,929 sqm · built 10,967 sqm · headroom 35,962 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 Junction 10 rent for?

Key takeawayNo rent is published for Junction 10 itself. On its street, Woodlands Road, retail space rented at a median of $9.11 psf a month in 2026Q3, with the middle half of leases between $8.01 and $10.82. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Woodlands Road

Street level · 2026Q3

25th pct

$8.01

$86.22 psm

Median

$9.11

$98.09 psm

75th pct

$10.82

$116.43 psm

S$ per sq ft per month · median +5.9% on a year earlier

2023Q3 · $85.63 psm2026Q3 · $98.09 psm median

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 23 retail

Region band · 2026Q3

25th pct

$22.95

$247.02 psm

Median

$23.77

$255.89 psm

75th pct

$25.51

$274.59 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 23 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 Junction 10

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 Junction 10?

Key takeawayURA has approved 40 changes of use at Junction 10 since 2000, most recently in 2025, and refused 1. 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.

10 Jun 2025ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of unit #01-XX to medical clinic at junction 10
17 Apr 2025RenewedFloor 2
Continued use as massage establishment
Continued use of unit #02-XX as massage establishment at junction 10
17 May 2024RenewedFloor 1
Continued use as amusement centre
Continued use of shop unit #01-XX as amusement centre at junction 10
18 Mar 2024ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop unit #01-XX to commercial school at junction 10
6 Oct 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop unit #01-XX to commercial school at junction 10
4 Aug 2023RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant at junction 10
9 Mar 2023ApprovedFloor 1
Change of use to fitness centre
Proposed change of use of shop units #01-XX & #01-XX to fitness centre at junction 10
12 Jan 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop units #01-XX, #01-XX & #01-XX to commercial school at junction 10
17 May 2022Agency worksFloor 2
Change of use to commercial school
Lodgment for use of unit #02-XX as commercial school
28 Mar 2022ApprovedFloor 2
Change of use: commercial school → massage establishment
Proposed change of use of unit #02-XX from commercial school to massage establishment at junction 10
23 Sept 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at junction 10
25 Aug 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at junction 10

37 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 Junction 10?

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

Indicative area yield — District 23 retail

Gross yield (area)

9.6%

8.6% net of property tax

Rent side (median of bands)

$255.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,984 psf

11 sales

An INDICATIVE AREA yield for District 23 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 23 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$301.00	$351.50	$421.39
Level 1 · 30 & Below	$337.00	$386.49	$398.56
Level 4 & Above · >30 - 100	$247.02	$248.59	$265.90
Level 1 · >30 - 100	$146.69	$255.89	$274.59
B1 & Below · >30 - 100	$312.82	$320.00	$323.19
Level 2 & 3 · >30 - 100	$168.47	$207.40	$244.22
Level 1 · >100 - 300	$87.55	$123.10	$164.64

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 Junction 10?

Key takeawayThe nearest MRT/LRT is Phoenix LRT, about 295 m away.

Getting around

Phoenix LRT295 m · ~5 min

Amenities nearby

Junction 10 · 66 mCold Storage Singapore (1983) Pte Ltd · 66 mNuHealth Medical Centre · 79 mJunction 10 · 130 mBukit Panjang MRT Exit A · 138 mPlace Of Worship · 235 mBukit Panjang Polyclinic · 327 mEducational Institution · 339 mSenja-Cashew Community Centre · 520 mSenja Hawker Centre · 828 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Junction 10

Key takeawayThe nearest station is Bukit Panjang (BP6 / DT1), 138 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. 10 public car parks are within 500 m.

Foot traffic: busier than 85% of retail buildings

nearest MRT/LRT Bukit Panjang (BP6/DT1) 138 m, about 85,000 taps a weekday; 5 more stations within 1 km; bus stops within 400 m: 16, about 84,000 taps a weekday; Choa Chu Kang: 13,144 resident workers (Census 2020, by workplace); about 78,000 residents within 1 km (June 2026); 2 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

Bukit Panjang (BP6 / DT1)138 m · about 85,000 weekday taps
Phoenix (BP5)270 m · 4,095 weekday taps
Senja (BP13)393 m · 2,482 weekday taps
Petir (BP7)731 m · 2,349 weekday taps
Teck Whye (BP4)812 m · 7,517 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 Junction 10. Transfers between lines don't tap, so interchanges read low.

Bus

16 bus stops within 400 m, with about 84,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 153 Jalan Teck Whye (HDB)212 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m
Blk 161 Jalan Teck Whye (HDB)246 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 224 car lots
Blk 603A Senja Road (HDB)259 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 1,004 car lots
Blk 185A Jelebu Road (HDB)261 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 319 car lots
Blk 154A Jalan Teck Whye (HDB)324 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 388 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: Service Rd (Choa Chu K Ang Ave 1), 1.7 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Junction 10's own car park, if it has one, and its charges are not in the open data.

Who's registered at Junction 10?

Key takeaway26 live companies (and LLPs and branches; sole proprietors are not counted) list Junction 10 as their registered address. These are registered businesses, not who occupies the space.

Education
11
Health and social services
7
Professional, scientific and technical services
3
Wholesale and retail trade
1
Accommodation and food services
1
Transportation and storage
1
Other services
1
Real estate
1
Manufacturing
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 Junction 10's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 400 kWh/m²·yr

Frequently asked questions about Junction 10

Where is Junction 10?⌄

Junction 10 is at 1 Woodlands Road, Singapore 677899, in the Choa Chu Kang planning area.

What is Junction 10 zoned as?⌄

Junction 10 sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at Junction 10?⌄

No caveats have been lodged for Junction 10 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 Junction 10?⌄

Phoenix LRT is the closest, 295 m away (about a 5-minute walk).

How many businesses are registered at Junction 10?⌄

31 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.

Developer: as CommercialGuru names it, not checked against an official record.

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.

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.

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%).

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 CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 10 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.