CommercialCOMMERCIAL & RESIDENTIALDistrict 22 · Jurong West

Pioneer Mall

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Pioneer Mall is a commercial building in District 22 · Jurong West, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on Pioneer Mall.

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What are the key facts about Pioneer Mall?

Key takeawayPioneer Mall is a commercial building in District 22 · Jurong West, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 22 · Jurong West
Address: 638 Jurong West Street 61
Land area: 9,979 sqm
Completed: 2004 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 4

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Pioneer Mall

Pioneer Mall is a commercial building in Jurong West (District 22). It is located along Jurong West Street 61, Singapore 640638.

Under the URA Master Plan it sits on land zoned commercial & residential.

It occupies roughly 9,979 sqm of land with about 26,159 sqm of gross floor area.

19 businesses are currently registered at this address with ACRA.

The nearest MRT is Pioneer MRT, 429 m away (about a 7-minute walk). The closest bus stop (Blk 639) is 73 m away (about a 1-minute walk). Jurong Point is 1.1 km away (about a 17-minute walk).

What is Pioneer Mall zoned as?

Key takeawayPioneer Mall sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 does space at Pioneer Mall rent for?

Key takeawayNo street- or building-level rent is published here. Across District 22 retail, retail space rented at a median of $24.06 psf a month in 2026Q3, with the middle half of leases between $21.16 and $31.40. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 22 retail

Region band · 2026Q3

25th pct

$21.16

$227.76 psm

Median

$24.06

$258.98 psm

75th pct

$31.40

$338.03 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 22 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 Pioneer Mall

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 Pioneer Mall?

Key takeawayURA has approved 1 change of use at Pioneer Mall since 2000, most recently in 2005. 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.

31 Oct 2019Approved
Additions & alterations
Proposed additions and alterations to existing pioneer mall on lot 03590p (pt) mk 06 at 638 jurong west street 61, singapore 640638
8 Aug 2014Approved
Additions & alterations
Proposed addition and alteration to an existing supermarket at 3rd and 4th storey of an neighbourhood centre, jurong west neighbourhood 5 contract 14 on lot 03590p mk 06 at blk 638 jurong west street 61. singapore 640638
24 Jan 2005ApprovedFloor 3
Change of use to betting outlet
Change of use of part of the 3rd sty supermarket (#03-XX) to betting outlet
29 Oct 2004Approved
Additions & alterations
Proposed addition & alteration to an existing supermarket at 3rd & 4th storey of an neighbourhood center on lot 3590 mk 6 at blk 638 jurong west street 61

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).

What do commercial rents run near Pioneer Mall?

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

Retail rents — District 22 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$379.34	$440.82	$501.61
Level 2 & 3 · 30 & Below	$534.57	$649.77	$695.64
B1 & Below · 30 & Below	$340.18	$351.50	$406.30
Level 4 & Above · >30 - 100	$173.95	$184.20	$247.42
Level 2 & 3 · >30 - 100	$172.69	$226.29	$338.03
B1 & Below · >30 - 100	$227.85	$286.51	$380.67
Level 1 · >30 - 100	$193.37	$300.00	$462.95
Level 4 & Above · >100 - 300	$244.42	$257.83	$264.05

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 Pioneer Mall?

Key takeawayThe nearest MRT/LRT is Pioneer MRT, about 429 m away.

Getting around

Pioneer MRT429 m · ~7 min

Amenities nearby

Jurong West Hawker Centre · 28 mCold Storage Singapore (1983) Pte Ltd · 31 mMy Family Clinic (Pioneer) · 60 mBlk 639 · 73 mEducational Institution · 222 mPlace Of Worship · 331 mPioneer Polyclinic · 384 mPioneer MRT Exit B · 401 mNanyang Community Club · 526 mBusiness Park · 922 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Pioneer Mall

Key takeawayThe nearest station is Pioneer (EW28), 435 m away — a busy station, with about 66,000 taps in and out on an average weekday. 22 public car parks are within 500 m.

Foot traffic: busier than 59% of retail buildings

nearest MRT/LRT Pioneer (EW28) 435 m, about 66,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 19, about 24,000 taps a weekday; Jurong West: 45,571 resident workers (Census 2020, by workplace); about 99,000 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

Pioneer (EW28)435 m · about 66,000 weekday taps
Boon Lay (EW27)967 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 Pioneer Mall. Transfers between lines don't tap, so interchanges read low.

Bus

19 bus stops within 400 m, with about 24,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 638A Jurong West Street 61 (HDB)44 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 180 car lots
Blk 712B Jurong West St 71 Jurong West Street 71 (HDB)131 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 72 car lots
Blk 624A Jurong West Street 61 (HDB)145 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 468 car lots
Blk 624A Jurong West Street 61 (HDB)147 m
no short-term parking · gantry 4.5 m · 2,010 car lots
Blk 711/718 Jurong West Street 71 (HDB)166 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 338 car lots

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: Neythal Rd, 2.0 km away, S$90/month.

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

Who's registered at Pioneer Mall?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list Pioneer Mall as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4

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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about Pioneer Mall

Where is Pioneer Mall?⌄

Pioneer Mall is at 638 Jurong West Street 61, Singapore 640638, in the Jurong West planning area.

What is Pioneer Mall zoned as?⌄

Pioneer Mall sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at Pioneer Mall?⌄

No caveats have been lodged for Pioneer Mall in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to Pioneer Mall?⌄

Pioneer MRT is the closest, 429 m away (about a 7-minute walk).

How many businesses are registered at Pioneer Mall?⌄

19 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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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 10 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.