CommercialRESIDENTIAL999-year leaseholdDistrict 27 · Sembawang

Kindol Gardens

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2025

Quick Summary

Kindol Gardens is a commercial building in District 27 · Sembawang, on land zoned RESIDENTIAL under the URA Master Plan. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Nov 2025. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Kindol Gardens.

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What are the key facts about Kindol Gardens?

Key takeawayKindol Gardens is a commercial building in District 27 · Sembawang, zoned RESIDENTIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area
Tenure: 999-year leasehold
District / Area: District 27 · Sembawang
Address: 69 Jalan Malu-Malu
Land area: 3,331 sqm
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

About Kindol Gardens

Kindol Gardens is a mixed-use building in Sembawang (District 27). It is located along Jalan Malu-Malu, Singapore 769683.

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

The site is 999-year leasehold, with about 858 years remaining on the lease. It occupies roughly 3,331 sqm of land.

2 transactions have been recorded here, at a median of S$654 psf. The most recent was in November 2025.

The nearest MRT is Canberra MRT, 444 m away (about a 7-minute walk). The closest bus stop (The Nautical) is 212 m away (about a 3-minute walk).

What is Kindol Gardens zoned as?

Key takeawayKindol Gardens sits on land zoned RESIDENTIAL.

Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area

URA has not published a fixed plot ratio for this site — the Master Plan records "LND" (Landed housing area), 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Kindol Gardens sold for?

Key takeaway2 transactions are on record since 1995, most recently in Nov 2025 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2025	Office	S$700k	1,023 sqft	$685
Jul 2005	Shop House	S$638k	1,023 sqft	$624

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 Kindol Gardens rent for?

Key takeawayNo street- or building-level rent is published here. Across District 27 retail, retail space rented at a median of $16.22 psf a month in 2026Q3, with the middle half of leases between $14.21 and $22.24. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 27 retail

Region band · 2026Q3

25th pct

$14.21

$152.94 psm

Median

$16.22

$174.57 psm

75th pct

$22.24

$239.35 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 27 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 Kindol Gardens

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 Kindol Gardens?

Key takeawayURA has approved 3 changes of use at Kindol Gardens since 2000, most recently in 2025. 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.

17 Oct 2025Approved
Change of use to commercial school
Proposed change of use of 1st storey shop to commercial school
19 May 2014Approved
Change of use to commercial school
Proposed change of use of 1st storey laundry and dry cleaning service shop to commercial school (kindol gardens)
14 Oct 2005Approved
Change of use to restaurant
Proposed change of use of the 1st storey shop to restaurant

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 Jalan Malu-Malu 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 Kindol Gardens?

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

Indicative area yield — District 27 retail

Gross yield (area)

4.7%

4.2% net of property tax

Rent side (median of bands)

$174.57 psm/mo

2026Q3

Price side (strata, 5y)

$4,181 psf

17 sales

An INDICATIVE AREA yield for District 27 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 27 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$331.11	$380.39	$488.44
Level 1 · 30 & Below	$144.23	$179.93	$218.12
Level 2 & 3 · 30 & Below	$161.64	$169.21	$179.67
Level 1 · >30 - 100	$135.89	$162.50	$260.58
B1 & Below · >30 - 100	$240.50	$296.90	$341.58
Level 2 & 3 · >30 - 100	$189.93	$194.87	$273.74
Level 2 & 3 · >100 - 300	$100.98	$112.48	$148.63
Level 1 · >100 - 300	$86.77	$143.85	$194.08

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 Kindol Gardens?

Key takeawayThe nearest MRT/LRT is Canberra MRT, about 444 m away — and 3 competing retail premisess operate nearby.

Getting around

Canberra MRT444 m · ~7 min

Amenities nearby

Jln Sendudok Park · 154 mThe Nautical · 212 mDA Clinic @ Sembawang · 215 mPlace Of Worship · 249 mCanberra MRT Exit D · 388 mEducational Institution · 467 mSembawang Polyclinic · 597 mCanberra Community Club · 714 m

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 245 mBukit Canberra Hawker Centre · 597 mSun Plaza · 851 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Kindol Gardens

Key takeawayThe nearest station is Canberra (NS12), 388 m away — a busy station, with about 45,000 taps in and out on an average weekday. 12 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 32% of retail buildings

nearest MRT/LRT Canberra (NS12) 388 m, about 45,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 7,615 taps a weekday; Sembawang: 40,152 resident workers (Census 2020, by workplace); about 67,000 residents within 1 km (June 2026); 1 other mall 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

Canberra (NS12)388 m · about 45,000 weekday taps
Sembawang (NS11)825 m · about 85,000 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 Kindol Gardens. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with 7,615 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Tampang (URA)309 m
S$0.60 per half-hour at midday on a weekday · 19 car lots
Blk 374 Canberra Drive (HDB)313 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 450 car lots
Jalan Legundi Area (URA)362 m
season S$80/month
Jln Derum (URA)385 m
S$0.60 per half-hour at midday on a weekday · 2 car lots
Blk 306A Canberra Road (HDB)396 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 518 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.

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

Who's registered at Kindol Gardens?

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

Wholesale and retail trade
0
Accommodation and food services
0
Real estate
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 Kindol Gardens

Where is Kindol Gardens?⌄

Kindol Gardens is at 69 Jalan Malu-Malu, Singapore 769683, in the Sembawang planning area.

What is Kindol Gardens zoned as?⌄

Kindol Gardens sits on land zoned residential under the URA Master Plan.

What is the tenure of Kindol Gardens?⌄

Kindol Gardens is 999-year leasehold. About 858 years remain on the lease.

What have units at Kindol Gardens sold for?⌄

Across 2 recorded transactions, the median price is S$654 psf. The latest was in November 2025.

What is the nearest MRT station to Kindol Gardens?⌄

Canberra MRT is the closest, 444 m away (about a 7-minute walk).

For agents · in the PropKaki app

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This development is also registered as the residential project Kindol Gardens.

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.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

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, URA car park data (URA Data Service), 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.