CommercialRESIDENTIALLeaseholdDistrict 15 · Bedok

Mandarin Gardens

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2022

Quick Summary

Mandarin Gardens is a commercial building in District 15 · Bedok, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 55 years remaining. 14 transactions are on record since 1995, at a median S$410 psf, most recently in Apr 2022. ACRA records 5 live company registrations at this address.

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

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What are the key facts about Mandarin Gardens?

Key takeawayMandarin Gardens is a commercial building in District 15 · Bedok, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 15 · Bedok
Address: 15 Siglap Road
Land area: 99,706 sqm
Completed: Not on record
Storeys: 1 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 1,007
Managing agent: ERIC ONG & ASSOCIATES PTE LTD
Strata formed: 1986 (MCST 1166)
Submarket: Suburban
Units with a recorded sale: At least 11
Transactions on record: 14 (records start 1995)
Live listings: None
ACRA registrations: 5

About Mandarin Gardens

Mandarin Gardens is a mixed-use building in Bedok (District 15). It is located along Siglap Road, Singapore 448912.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is leasehold, with about 55 years remaining on the lease. It occupies roughly 99,706 sqm of land with about 279,175 sqm of gross floor area.

14 transactions have been recorded here, at a median of S$410 psf. The most recent was in April 2022.

8 businesses are currently registered at this address with ACRA.

The nearest MRT is Siglap MRT, 769 m away (about a 12-minute walk). The closest bus stop (Opp Mandarin Gdns) is 188 m away (about a 3-minute walk).

What is Mandarin Gardens zoned as?

Key takeawayMandarin Gardens sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has Mandarin Gardens sold for?

Key takeawayAcross 14 recorded transactions since 1995, the median price is about S$133k, most recently in Apr 2022.

Date	Use	Price	Area	PSF
Apr 2022	Retail	S$3.10M	2,368 sqft	$1,309
May 2011	Retail	S$2.20M	2,368 sqft	$929
Jul 2007	Retail	S$270k	431 sqft	$627
Jul 2004	Retail	S$133k	323 sqft	$412
Jun 2004	Retail	S$133k	323 sqft	$412
Jun 2004	Retail	S$105k	258 sqft	$406
Jun 2004	Retail	S$105k	258 sqft	$406
May 2004	Retail	S$888k	2,368 sqft	$375
May 2004	Retail	S$132k	323 sqft	$410
May 2004	Retail	S$88k	215 sqft	$409

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 Mandarin Gardens rent for?

Key takeawayNo street- or building-level rent is published here. Across District 15 retail, retail space rented at a median of $9.14 psf a month in 2026Q3, with the middle half of leases between $7.55 and $14.01. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 Mandarin 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 Mandarin Gardens?

Key takeawayURA has approved 2 changes of use at Mandarin Gardens since 2000, most recently in 2017. 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 Jul 2023RenewedFloor 1
Continued use as commercial school
Continued use of shop unit #01-XX as commercial school
28 Apr 2020RenewedFloor 1
Continued use as commercial school
Continued use of shop unit #01-XX as commercial school
24 May 2017ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop unit #01-XX to commercial school
1 Nov 2006RenewedFloor 1
Continued use as tuition centre
Continued use of the 1st-storey shop units #01-XX & 01-05 as tuition centre
21 Oct 2003ApprovedFloor 1
Change of use to tuition centre
Proposed change of use of the 1st storey shop units #01-XX #01-XX to tuition centre

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 Siglap Road 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 Mandarin 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 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 Mandarin Gardens?

Key takeawayThe nearest MRT/LRT is Siglap MRT, about 769 m away — and 2 competing retail premisess operate nearby.

Getting around

Siglap MRT769 m · ~12 min

Amenities nearby

Opp Mandarin Gdns · 188 mEducational Institution · 296 mEast Coast Park Area D · 349 mPlace Of Worship · 488 mSiglap MRT Exit 1 · 593 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 · 0 mBlk 50A Marine Terrace · 905 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Mandarin Gardens

Key takeawayThe nearest station is Siglap (TE28), 593 m away — a quiet station, with 9,037 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is East Coast Rd (Frankel Ave - Siglap Rd) (URA), 567 m away; the nearest URA season parking is Upp East Coast Rd Off St, 629 m away (S$90/month).

Foot traffic: busier than 3% of retail buildings

nearest MRT/LRT Siglap (TE28) 593 m, about 9,037 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 5, about 6,259 taps a weekday; Bedok: 59,875 resident workers (Census 2020, by workplace); about 21,000 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

Siglap (TE28)593 m · 9,037 weekday taps
Marine Terrace (TE27)744 m · about 13,000 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 Mandarin Gardens. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 6,259 boardings and alightings on an average weekday.

Who's registered at Mandarin Gardens?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list Mandarin Gardens as their registered address. These are registered businesses, not who occupies the space.

Other services
2
Real estate
1
Education
1
Health and social services
1
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 Mandarin Gardens

Where is Mandarin Gardens?⌄

Mandarin Gardens is at 15 Siglap Road, Singapore 448912, in the Bedok planning area.

What is Mandarin Gardens zoned as?⌄

Mandarin Gardens sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Mandarin Gardens?⌄

Mandarin Gardens is leasehold. About 55 years remain on the lease.

What have units at Mandarin Gardens sold for?⌄

Across 14 recorded transactions, the median price is S$410 psf. The latest was in April 2022.

What is the nearest MRT station to Mandarin Gardens?⌄

Siglap MRT is the closest, 769 m away (about a 12-minute walk).

How many businesses are registered at Mandarin Gardens?⌄

8 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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This development is also registered as the residential project Mandarin Gardens.

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.