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. 13 transactions are on record since 1995, most recently in Nov 2025. 4 units are currently listed for sale or rent. ACRA records 42 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
- 2 Pandan Valley
- Land area
- 80,385 sqm
- Transactions on record
- 13 (records start 1995)
- Live listings
- 4
- ACRA registrations
- 42
About Pandan Valley
Pandan Valley is a mixed-use building in Bukit Timah (District 21). It is located along Pandan Valley, Singapore 597626.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.1.
The site is freehold. It occupies roughly 80,385 sqm of land with about 168,808 sqm of gross floor area.
13 transactions have been recorded here, at a median of S$820 psf. The most recent was in November 2025.
42 businesses are currently registered at this address with ACRA.
The nearest MRT is Dover MRT Exit B, 974 m away (about a 15-minute walk). The closest bus stop (Pandan Valley Condo) is 83 m away (about a 1-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 |
|---|---|---|---|---|
| Nov 2025 | Retail | S$3.36M | 1,679 sqft | $2,001 |
| Jun 2020 | Retail | S$2.88M | 1,636 sqft | $1,762 |
| Apr 2020 | Office | S$3.81M | 3,703 sqft | $1,029 |
| Aug 2012 | Retail | S$2.55M | 1,830 sqft | $1,394 |
| Jan 2011 | Retail | S$1.85M | 1,636 sqft | $1,131 |
| Oct 2009 | Retail | S$1.50M | 1,830 sqft | $820 |
| Apr 2008 | Retail | S$1.62M | 1,636 sqft | $990 |
| Dec 2002 | Retail | S$910k | 1,830 sqft | $497 |
| Jul 2002 | Retail | S$1.10M | 1,679 sqft | $655 |
| Jan 2002 | Retail | S$920k | 1,830 sqft | $503 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Pandan Valley price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Pandan Valley?
Indicative area yield — District 21 retail
An INDICATIVE AREA yield for District 21 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 21 ($ 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 available at Pandan Valley right now?
For sale (3)
- Acacia Court2 agentsS$4.30M · 1,679 sqft
- Acacia CourtS$4.40M · 1,679 sqft
- Rare Pandan Valley Shop For Sale2 agentsS$4.50M · 1,828 sqft
For rent (1)
- Pandan Valley2 agentsS$8k/mo · 1,830 sqft
What is near Pandan Valley?
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
- 42
- Registered last 3 years
- 8
- 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 2 Pandan Valley, Singapore 597626, 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 13 recorded transactions, the median price is S$820 psf. The latest was in November 2025.
What is the nearest MRT station to Pandan Valley?⌄
Dover MRT Exit B is the closest, 974 m away (about a 15-minute walk).
How many businesses are registered at Pandan Valley?⌄
42 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.