Pandan Valley
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 32 live company registrations at this address.
What are the key facts about Pandan Valley?
- 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
- —
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 32
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?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.1
What has Pandan Valley sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Dec 2009 | Retail | S$1.69M | 1,539 sqft | $1,100 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Pandan Valley price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Pandan Valley?
Indicative area yield — District 21 retail
An INDICATIVE AREA yield for District 21 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 21 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $92.04 | $108.65 | $118.23 |
| Level 1 · 30 & Below | $100.70 | $111.11 | $125.37 |
| Level 4 & Above · 30 & Below | $64.71 | $83.33 | $230.77 |
| Level 2 & 3 · 30 & Below | $75.95 | $86.67 | $106.82 |
| Level 1 · >30 - 100 | $79.48 | $108.70 | $115.76 |
| Level 2 & 3 · >30 - 100 | $64.95 | $101.85 | $109.05 |
| B1 & Below · >30 - 100 | $82.35 | $117.71 | $125.00 |
| Level 1 · >100 - 300 | $48.88 | $54.71 | $55.32 |
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?
Getting around
- Dover MRT955 m · ~15 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at Pandan Valley?
- Live registrations
- 32
- Registered last 3 years
- 12
- Most common type
- Local Company
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.
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.
The facts are here — now get the verdict on Pandan Valley.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.
This development is also registered as the residential project Pandan Valley.