CommercialRESIDENTIALFreeholdDistrict 21 · Bukit Timah

Pandan Valley

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2009

Quick Summary

Pandan Valley is a commercial building in District 21 · Bukit Timah, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.1. It is freehold. 1 transaction is on record since 1995, most recently in Dec 2009. ACRA records 20 live company registrations at this address.

The facts are here — now get the verdict on Pandan Valley.

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What are the key facts about Pandan Valley?

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

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1
Tenure: Freehold
District / Area: District 21 · Bukit Timah
Address: 3 Pandan Valley
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 20

About Pandan Valley

Pandan Valley is a mixed-use building in Bukit Timah (District 21). It is located along Pandan Valley, Singapore 597627.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.1.

The site is freehold.

1 transaction has been recorded here, at a median of S$1,100 psf. The most recent was in December 2009.

32 businesses are currently registered at this address with ACRA.

The nearest MRT is Dover MRT, 955 m away (about a 15-minute walk). The closest bus stop (Pandan Valley Condo) is 96 m away (about a 2-minute walk).

What is Pandan Valley zoned as?

Key takeawayPandan Valley sits on land zoned RESIDENTIAL with a gross plot ratio of 2.1.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1

Run the full zoning report for this building →

What has Pandan Valley sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 2009 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2009	Retail	S$1.69M	1,539 sqft	$1,100

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 Pandan Valley rent for?

Key takeawayNo street- or building-level rent is published here. Across District 21 retail, retail space rented at a median of $9.06 psf a month in 2026Q3, with the middle half of leases between $6.85 and $12.39. That is not this building's own rent, and never a quote for a particular unit.

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 Pandan Valley

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.

What's been approved at Pandan Valley?

Key takeawayURA has approved 1 change of use at Pandan Valley since 2000, most recently in 2023. 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.

16 Aug 2023ApprovedFloor 1
Change of use to fitness centre
Proposed change of use of unit #01-XX to fitness centre
30 Oct 2020RenewedFloor 1
Continued use as veterinary clinic
Continued use of unit #01-XX from educational centre to veterinary clinic
14 Nov 2017RenewedFloor 1
Continued use as veterinary clinic
Continued use of unit #01-XX from educational centre to veterinary clinic
25 Oct 2014RenewedFloor 1
Continued use as veterinary clinic
Continued use of unit #01-XX from educational centre to veterinary clinic at 3 pandan valley - chempaka court (bukit timah planning area)
13 Sept 2011RenewedFloor 1
Continued use as commercial school
Continued use of unit #01-XX with mezzanine floor from shop to commercial school (enrichment centre)
10 Feb 2011RenewedFloor 1
Continued use as commercial school
Continued use of unit #01-XX from cafeteria as commercial school

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 Pandan Valley 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 Pandan Valley?

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 Pandan Valley?

Key takeawayThe nearest MRT/LRT is Dover MRT, about 955 m away — and 1 competing retail premises operate nearby.

Getting around

Dover MRT955 m · ~15 min

Amenities nearby

Arcadia Clinic · 88 mPandan Valley Condo · 96 mHolland Green Linear Park · 431 mEducational Institution · 555 mDover MRT Exit B · 925 m

Competing premises nearby

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

Laurels Foods Suppliers Pte Ltd · 85 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Pandan Valley

Key takeawayThe nearest station is Dover (EW22), 926 m away — a moderately busy station, with about 25,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Blk 110/118 Clementi Street 13 (HDB), 1.0 km away; the nearest URA season parking is Pasir Panjang Garden A Rea, 2.3 km away (S$90/month).

Foot traffic: busier than 1% of retail buildings

nearest MRT/LRT Dover (EW22) 926 m, about 25,000 taps a weekday; bus stops within 400 m: 10, about 6,993 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 18,000 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

Dover (EW22)926 m · about 25,000 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 Pandan Valley. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with 6,993 boardings and alightings on an average weekday.

Who's registered at Pandan Valley?

Key takeaway20 live companies (and LLPs and branches; sole proprietors are not counted) list Pandan Valley as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
5
Education
4
Wholesale and retail trade
2
Information and communications
2
Financial and insurance
2
Manufacturing
1
Administrative and support services
1
Construction
1
Arts, entertainment and recreation
1
Other 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. ACRA, as of 2026-09-16.

Frequently asked questions about Pandan Valley

Where is Pandan Valley?⌄

Pandan Valley is at 3 Pandan Valley, Singapore 597627, in the Bukit Timah planning area.

What is Pandan Valley zoned as?⌄

Pandan Valley sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.1.

What is the tenure of Pandan Valley?⌄

Pandan Valley is freehold.

What have units at Pandan Valley sold for?⌄

Across 1 recorded transaction, the median price is S$1,100 psf. The latest was in December 2009.

What is the nearest MRT station to Pandan Valley?⌄

Dover MRT is the closest, 955 m away (about a 15-minute walk).

How many businesses are registered at Pandan Valley?⌄

32 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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Tell me about Pandan Valley — recent transactions, zoning and what's listed there.

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This development is also registered as the residential project Pandan Valley.

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.

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, 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.