CommercialRESIDENTIALLeaseholdDistrict 23 · Bukit Panjang

Maysprings

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2023

Quick Summary

Maysprings is a commercial building in District 23 · Bukit Panjang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 67 years remaining. 15 transactions are on record since 1995, at a median S$760 psf, most recently in Nov 2023. ACRA records 32 live company registrations at this address.

The facts are here — now get the verdict on Maysprings.

Ask PropKaki

What are the key facts about Maysprings?

Key takeawayMaysprings is a commercial building in District 23 · Bukit Panjang, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 23 · Bukit Panjang
Address: 2 Petir Road
Land area: 24,975 sqm
Completed: Not on record
Storeys: 24 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 640
Managing agent: PROACTIVE PROPERTY PARTNERS PTE LTD
Strata formed: 1999 (MCST 2348)
Submarket: Suburban
Units with a recorded sale: At least 4
Transactions on record: 15 (records start 1995)
Live listings: None
ACRA registrations: 32

About Maysprings

Maysprings is a mixed-use building in Bukit Panjang (District 23). It is located along Petir Road, Singapore 678265.

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

The site is leasehold, with about 67 years remaining on the lease. It occupies roughly 24,975 sqm of land with about 74,925 sqm of gross floor area.

15 transactions have been recorded here, at a median of S$760 psf. The most recent was in November 2023.

51 businesses are currently registered at this address with ACRA.

The nearest MRT is Bukit Panjang LRT, 80 m away (about a 1-minute walk). The closest bus stop (Opp Bt Panjang Stn) is 46 m away (about a 1-minute walk).

What is Maysprings zoned as?

Key takeawayMaysprings sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Maysprings sold for?

Key takeawayAcross 15 recorded transactions since 1995, the median price is about S$360k, most recently in Nov 2023.

Date	Use	Price	Area	PSF
Nov 2023	Retail	S$550k	344 sqft	$1,597
Oct 2023	Retail	S$700k	538 sqft	$1,301
Apr 2018	Retail	S$1.40M	474 sqft	$2,956
May 2014	Retail	S$400k	344 sqft	$1,161
Feb 2013	Retail	S$750k	474 sqft	$1,584
Sept 2012	Retail	S$480k	538 sqft	$892
Mar 2012	Retail	S$730k	883 sqft	$827
Dec 2011	Retail	S$360k	474 sqft	$760
Mar 2010	Retail	S$248k	538 sqft	$461
Feb 2009	Retail	S$242k	538 sqft	$450

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 Maysprings rent for?

Key takeawayNo rent is published for Maysprings itself. On its street, Petir Road, retail space rented at a median of $26.97 psf a month in 2026Q3, with the middle half of leases between $16.30 and $35.43. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Petir Road

Street level · 2026Q3

25th pct

$16.30

$175.42 psm

Median

$26.97

$290.30 psm

75th pct

$35.43

$381.38 psm

S$ per sq ft per month · median -19.9% on a year earlier

2023Q4 · $230.43 psm2026Q3 · $290.30 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 Maysprings

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.

How fast units move at Maysprings

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 0 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Maysprings?

Key takeawayURA has approved 5 changes of use at Maysprings since 2000, most recently in 2024. 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.

9 Jan 2024ApprovedFloor 1
Change of use to childcare centre and commercial school
Proposed change of use of shop unit #01-XX to childcare centre and commercial school (as an expansion of existing childcare centre and commercial school at units #01-XX, #01-XX & #01-XX)
28 Mar 2023RenewedFloor 1
Continued use as childcare centre and commercial school
Continued use of units #01-XX, #01-XX & #01-XX as childcare centre and commercial school
12 Jan 2022RenewedFloor 1
Continued use as take-away foodshop
Continued use of the shop unit #01-XX as take-away foodshop (without dine-in area) at no. 2 petir road (maysprings condominium)
20 Dec 2019ApprovedFloor 1
Change of use to childcare centre and commercial school
Proposed change of use of units #01-XX, #01-XX & #01-XX to childcare centre and commercial school on lot 00823c mk14 at 2 petir road - maysprings (bukit panjang planning area)
28 Nov 2019ApprovedFloor 1
Change of use to childcare centre and commercial school
Proposed change of use of units #01-XX & #01-XX to childcare centre and commercial school on lot 00823c mk14 at 2 petir road - maysprings (bukit panjang planning area)
14 Feb 2019RenewedFloor 1
Continued use as take-away foodshop
Continued use of the shop unit #01-XX as take-away foodshop (without dine-in area) at no. 2 petir road (maysprings condominium)
19 Jan 2017RenewedFloor 1
Continued use as take-away foodshop
Continued use of the shop unit #01-XX as take-away foodshop (without dine-in area) at no. 2 petir road (maysprings condominium)
22 Mar 2016RenewedFloor 1
Continued use as tuition centre
Continued use of the shop unit #01-XX as tuition centre at no. 2 petir road (maysprings condominium)
17 Mar 2015ApprovedFloor 1
Change of use to tuition centre
Proposed change of use of the shop unit #01-XX to tuition centre at no. 2 petir road (maysprings condominium)
21 Jan 2015ApprovedFloor 1
Change of use to take-away foodshop
Proposed change of use of the shop unit #01-XX to take-away foodshop (without dine-in area) at no. 2 petir road (maysprings condominium)
22 Mar 2006Approved
Additions & alterations
Proposed regularisation of gfa & amendment to approved lightweight canopies to existing 8 nos of entrance drop-off points at existing 2 blocks of 24-storey apartment units

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 Petir 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 Maysprings?

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 Maysprings?

Key takeawayThe nearest MRT/LRT is Bukit Panjang LRT, about 80 m away — and 2 competing retail premisess operate nearby.

Getting around

Bukit Panjang LRT80 m · ~1 min

Amenities nearby

Opp Bt Panjang Stn · 46 mBukit Panjang LRT Exit D · 84 mRaffles Medical (Hillion Mall) · 103 mEducational Institution · 168 mPlace Of Worship · 180 mSenja-Cashew Community Centre · 503 mBukit Panjang Polyclinic · 704 m

Competing premises nearby

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

Hillion Mall · 143 mNTUC Fairprice Co-operative Ltd · 310 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Maysprings

Key takeawayThe nearest station is Bukit Panjang (BP6 / DT1), 79 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 84% of retail buildings

nearest MRT/LRT Bukit Panjang (BP6/DT1) 79 m, about 85,000 taps a weekday; 5 more stations within 1 km; bus stops within 400 m: 15, about 74,000 taps a weekday; Bukit Panjang: 9,091 resident workers (Census 2020, by workplace); about 73,000 residents within 1 km (June 2026); 3 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)79 m · about 85,000 weekday taps
Petir (BP7)361 m · 2,349 weekday taps
Phoenix (BP5)594 m · 4,095 weekday taps
Senja (BP13)617 m · 2,482 weekday taps
Cashew (DT2)834 m · 8,769 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 Maysprings. Transfers between lines don't tap, so interchanges read low.

Bus

15 bus stops within 400 m, with about 74,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 163A Gangsa Road (HDB)103 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 450 car lots
Blk 185A Jelebu Road (HDB)221 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 319 car lots
Blk 180A Lompang Road (HDB)234 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 232 car lots
Blk 181A Jelebu Road (HDB)235 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 553 car lots
Bt Panjang Plaza (development car park)293 m
rates not published as open data

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), 2.0 km away, S$90/month.

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

Who's registered at Maysprings?

Key takeaway32 live companies (and LLPs and branches; sole proprietors are not counted) list Maysprings as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
7
Professional, scientific and technical services
4
Information and communications
4
Administrative and support services
3
Construction
2
Education
2
Transportation and storage
2
Real estate
2
Other services
1
Accommodation and food 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Maysprings

Where is Maysprings?⌄

Maysprings is at 2 Petir Road, Singapore 678265, in the Bukit Panjang planning area.

What is Maysprings zoned as?⌄

Maysprings sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Maysprings?⌄

Maysprings is leasehold. About 67 years remain on the lease.

What have units at Maysprings sold for?⌄

Across 15 recorded transactions, the median price is S$760 psf. The latest was in November 2023.

What is the nearest MRT station to Maysprings?⌄

Bukit Panjang LRT is the closest, 80 m away (about a 1-minute walk).

How many businesses are registered at Maysprings?⌄

51 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.

For agents · in the PropKaki app

The facts are here — now get the verdict on Maysprings.

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This development is also registered as the residential project Maysprings.

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, HDB car park information (data.gov.sg), 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.