CommercialRESIDENTIALFreeholdDistrict 21 · Bukit Timah

Maple Woods

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2024

Quick Summary

Maple Woods is a commercial building in District 21 · Bukit Timah, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.07. It is freehold. 8 transactions are on record since 1995, most recently in Jan 2024. ACRA records 19 live company registrations at this address.

The facts are here — now get the verdict on Maple Woods.

Ask PropKaki

What are the key facts about Maple Woods?

Key takeawayMaple Woods is a commercial building in District 21 · Bukit Timah, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.07
Tenure: Freehold
District / Area: District 21 · Bukit Timah
Address: 989 Bukit Timah Road
Land area: 55,665 sqm
Completed: Not on record
Storeys: 10 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 701
Strata formed: 1998 (MCST 2267)
Submarket: City Fringe
Units with a recorded sale: At least 2
Transactions on record: 8 (records start 1995)
Live listings: None
ACRA registrations: 19

About Maple Woods

Maple Woods is a mixed-use building in Bukit Timah (District 21). It is located along Bukit Timah Road, Singapore 589629.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.07.

The site is freehold. It occupies roughly 55,665 sqm of land with about 115,227 sqm of gross floor area.

8 transactions have been recorded here, at a median of S$1,424 psf. The most recent was in January 2024.

21 businesses are currently registered at this address with ACRA.

The nearest MRT is King Albert Park MRT, 248 m away (about a 4-minute walk). The closest bus stop (Hua Guan Gdns) is 255 m away (about a 4-minute walk).

What is Maple Woods zoned as?

Key takeawayMaple Woods sits on land zoned RESIDENTIAL with a gross plot ratio of 2.07.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.07

Run the full zoning report for this building →

What has Maple Woods sold for?

Key takeaway8 transactions are on record since 1995, most recently in Jan 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2024	Retail	S$1.16M	592 sqft	$1,959
Jun 2018	Retail	S$1.33M	592 sqft	$2,247
May 2017	Retail	S$650k	495 sqft	$1,313
Jun 2013	Retail	S$1.11M	592 sqft	$1,878
Jul 2012	Retail	S$760k	495 sqft	$1,535
Oct 2004	Retail	S$390k	495 sqft	$788
Oct 2002	Retail	S$300k	495 sqft	$606
Apr 1997	Retail	S$124k	495 sqft	$250

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 Maple Woods rent for?

Key takeawayNo rent is published for Maple Woods itself. On its street, Bukit Timah Road, retail space rented at a median of $12.92 psf a month in 2026Q3, with the middle half of leases between $6.76 and $14.75. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Bukit Timah Road

Street level · 2026Q3

25th pct

$6.76

$72.79 psm

Median

$12.92

$139.10 psm

75th pct

$14.75

$158.77 psm

S$ per sq ft per month · median -10.2% on a year earlier

2023Q4 · $118.46 psm2026Q3 · $139.10 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).

Office space on Bukit Timah Road

Street level · 2026Q1

25th pct

$3.75

$40.35 psm

Median

$5.42

$58.33 psm

75th pct

$5.74

$61.76 psm

S$ per sq ft per month · median -30.3% on a year earlier

2022Q4 · $52.77 psm2026Q1 · $58.33 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 21 retail

Region band · 2026Q3

25th pct

$6.85

$73.69 psm

Median

$9.06

$97.54 psm

75th pct

$12.39

$133.41 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 21 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 Maple Woods

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 does Bukit Timah Road price?

Key takeawayAcross 17 strata sales on Bukit Timah Road in the last 5 years, the median is $3,263 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,263

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

What do commercial rents run near Maple Woods?

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

Indicative area yield — District 21 retail

Gross yield (area)

3.4%

3.1% net of property tax

Rent side (median of bands)

$97.54 psm/mo

2026Q3

Price side (strata, 5y)

$3,167 psf

78 sales

An INDICATIVE AREA yield for District 21 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 21 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$75.00	$95.93	$296.05
B1 & Below · 30 & Below	$129.54	$130.87	$131.18
Level 2 & 3 · 30 & Below	$72.37	$91.30	$135.64
Level 1 · 30 & Below	$116.15	$117.71	$140.36
Level 2 & 3 · >30 - 100	$81.25	$90.65	$96.86
Level 1 · >30 - 100	$71.20	$99.14	$117.50
B1 & Below · >30 - 100	$69.66	$112.84	$146.06
Level 1 · >100 - 300	$71.86	$89.37	$105.73

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 Maple Woods?

Key takeawayThe nearest MRT/LRT is King Albert Park MRT, about 248 m away — and 2 competing retail premisess operate nearby.

Getting around

King Albert Park MRT248 m · ~4 min

Amenities nearby

Educational Institution · 30 mKing Albert Park MRT Exit A · 253 mHua Guan Gdns · 255 mHua Guan Crescent Pg · 396 mC.M.C. Wong Binjai Clinic · 451 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 · 350 mKap Mall · 651 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Maple Woods

Key takeawayThe nearest station is King Albert Park (DT6), 248 m away — a moderately busy station, with about 16,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Anamalai Ave (URA), 1.2 km away; the nearest URA season parking is Coronation Road Area, 3.0 km away (S$90/month).

Foot traffic: busier than 4% of retail buildings

nearest MRT/LRT King Albert Park (DT6) 248 m, about 16,000 taps a weekday; bus stops within 400 m: 3, about 9,282 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 11,000 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

King Albert Park (DT6)248 m · about 16,000 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 Maple Woods. Transfers between lines don't tap, so interchanges read low.

Bus

3 bus stops within 400 m, with 9,282 boardings and alightings on an average weekday.

Who's registered at Maple Woods?

Key takeaway19 live companies (and LLPs and branches; sole proprietors are not counted) list Maple Woods as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
8
Wholesale and retail trade
3
Professional, scientific and technical services
3
Information and communications
1
Accommodation and food services
1
Education
1
Administrative and support services
1
Health and social services
1
Arts, entertainment and recreation
0
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.

Frequently asked questions about Maple Woods

Where is Maple Woods?⌄

Maple Woods is at 989 Bukit Timah Road, Singapore 589629, in the Bukit Timah planning area.

What is Maple Woods zoned as?⌄

Maple Woods sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.07.

What is the tenure of Maple Woods?⌄

Maple Woods is freehold.

What have units at Maple Woods sold for?⌄

Across 8 recorded transactions, the median price is S$1,424 psf. The latest was in January 2024.

What is the nearest MRT station to Maple Woods?⌄

King Albert Park MRT is the closest, 248 m away (about a 4-minute walk).

How many businesses are registered at Maple Woods?⌄

21 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 Maple Woods.

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.

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.

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, 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.