CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREY999-year leaseholdDistrict 5 · Clementi

Pasir Panjang Gardens

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2005

Quick Summary

Pasir Panjang Gardens is a commercial building in District 5 · Clementi, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in Jan 2005. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Pasir Panjang Gardens.

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What are the key facts about Pasir Panjang Gardens?

Key takeawayPasir Panjang Gardens is a commercial building in District 5 · Clementi, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held 999-year leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Landed housing area
Tenure: 999-year leasehold
District / Area: District 5 · Clementi
Address: 5,5a Jalan Mas Puteh
Land area: 353 sqm
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About Pasir Panjang Gardens

Pasir Panjang Gardens is a mixed-use building in Clementi (District 05). It is located along Jalan Mas Puteh, Singapore 128611.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

The site is 999-year leasehold, with about 941 years remaining on the lease. It occupies roughly 353 sqm of land.

1 transaction has been recorded here, at a median of S$430 psf. The most recent was in January 2005.

The nearest MRT is Clementi MRT, 840 m away (about a 13-minute walk). The closest bus stop (Blk 701) is 86 m away (about a 1-minute walk).

What is Pasir Panjang Gardens zoned as?

Key takeawayPasir Panjang Gardens sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Landed housing area

URA has not published a fixed plot ratio for this site — the Master Plan records "LND" (Landed housing area), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has Pasir Panjang Gardens sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jan 2005 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2005	Shop House	S$820k	1,905 sqft	$430

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 Pasir Panjang Gardens rent for?

Key takeawayNo street- or building-level rent is published here. Across District 5 retail, retail space rented at a median of $11.04 psf a month in 2026Q3, with the middle half of leases between $7.45 and $15.35. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 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 5 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 Pasir Panjang Gardens

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.

What's been approved at Pasir Panjang Gardens?

Key takeawayURA has approved 1 change of use at Pasir Panjang Gardens since 2000, most recently in 2020, and refused 2. 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.

15 Apr 2020Approved
Change of use to massage establishment
Proposed change of use of 1st storey premises to massage establishment
9 Jan 2018Refused
Change of use to massage establishment
Proposed change of use of 1st storey premises to massage establishment at pasir panjang gardens
6 Oct 2017Refused
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant at pasir panjang gardens

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 Jalan Mas Puteh 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 Pasir Panjang Gardens?

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

Indicative area yield — District 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 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 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

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 Pasir Panjang Gardens?

Key takeawayThe nearest MRT/LRT is Clementi MRT, about 840 m away — and 3 competing retail premisess operate nearby.

Getting around

Clementi MRT840 m · ~13 min

Amenities nearby

Claremont Medical Centre · 7 mJalan Mas Puteh Playground · 74 mBlk 701 · 86 mPlace Of Worship · 330 mEducational Institution · 335 mClementi Polyclinic · 622 mWest Coast Community Centre · 745 mClementi MRT Exit D · 765 m

Competing premises nearby

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

Blk 503 West Coast Drive · 419 mNTUC Fairprice Co-operative Ltd · 466 mWest Coast Plaza · 737 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Pasir Panjang Gardens

Key takeawayThe nearest station is Clementi (EW23), 765 m away — one of the busiest stations, with about 102,000 taps in and out on an average weekday. 13 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 20% of retail buildings

nearest MRT/LRT Clementi (EW23) 765 m, about 102,000 taps a weekday; bus stops within 400 m: 9, about 12,000 taps a weekday; Clementi: 38,836 resident workers (Census 2020, by workplace); about 43,000 residents within 1 km (June 2026); 2 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

Clementi (EW23)765 m · about 102,000 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 Pasir Panjang Gardens. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Mas Puteh (URA)96 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Blk 702/703 West Coast Road (HDB)178 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 147 car lots
Pasir Panjang Garden A Rea (URA)211 m
season S$90/month
Clementi Sports Complex (HDB)214 m
S$0.60 per half-hour at midday on a weekday
Jln Mas Kuning (URA)249 m
S$0.60 per half-hour at midday on a weekday · 22 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

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

Who's registered at Pasir Panjang Gardens?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Pasir Panjang Gardens as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
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 Pasir Panjang Gardens

Where is Pasir Panjang Gardens?⌄

Pasir Panjang Gardens is at 5,5A Jalan Mas Puteh, Singapore 128611, in the Clementi planning area.

What is Pasir Panjang Gardens zoned as?⌄

Pasir Panjang Gardens sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of Pasir Panjang Gardens?⌄

Pasir Panjang Gardens is 999-year leasehold. About 941 years remain on the lease.

What have units at Pasir Panjang Gardens sold for?⌄

Across 1 recorded transaction, the median price is S$430 psf. The latest was in January 2005.

What is the nearest MRT station to Pasir Panjang Gardens?⌄

Clementi MRT is the closest, 840 m away (about a 13-minute walk).

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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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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 PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), 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.