CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 27 · Mandai

Sembawang Cottage

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2023

Quick Summary

Sembawang Cottage is a commercial building in District 27 · Mandai, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 7 transactions are on record since 1995, most recently in Jan 2023. 3 units are currently listed for sale or rent. ACRA records 9 live company registrations at this address.

The facts are here — now get the verdict on Sembawang Cottage.

Ask PropKaki

What are the key facts about Sembawang Cottage?

Key takeawaySembawang Cottage is a commercial building in District 27 · Mandai, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4
Tenure: Freehold
District / Area: District 27 · Mandai
Address: 369 Sembawang Road
Land area: 2,635 sqm
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 27
Managing agent: HP PROPERTY AND FACILITY SERVICES PTE LTD
Strata formed: 1998 (MCST 2139)
Submarket: Suburban
Units with a recorded sale: At least 3
Transactions on record: 7 (records start 1995)
Live listings: 3
ACRA registrations: 9

About Sembawang Cottage

Sembawang Cottage is a mixed-use building in Mandai (District 27). It is located along Sembawang Road, Singapore 758382.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 1.4.

The site is freehold. It occupies roughly 2,635 sqm of land with about 3,689 sqm of gross floor area.

7 transactions have been recorded here, at a median of S$1,264 psf. The most recent was in January 2023.

12 businesses are currently registered at this address with ACRA.

The closest bus stop (Opp Blk 713) is 90 m away (about a 1-minute walk).

What is Sembawang Cottage zoned as?

Key takeawaySembawang Cottage sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has Sembawang Cottage sold for?

Key takeaway7 transactions are on record since 1995, most recently in Jan 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2023	Retail	S$3.27M	1,658 sqft	$1,973
Jan 2016	Retail	S$1.80M	1,098 sqft	$1,639
Jul 2012	Retail	S$2.33M	1,701 sqft	$1,370
Jul 2012	Retail	S$1.39M	1,098 sqft	$1,264
Nov 2010	Retail	S$1.82M	1,701 sqft	$1,070
Oct 2010	Retail	S$1.67M	1,701 sqft	$982
Mar 1996	Retail	S$1.96M	1,658 sqft	$1,185

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 Sembawang Cottage rent for?

Key takeawayNo rent is published for Sembawang Cottage itself. On its street, Sembawang Road, retail space rented at a median of $12.86 psf a month in 2026Q3, with the middle half of leases between $8.31 and $14.88. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sembawang Road

Street level · 2026Q3

25th pct

$8.31

$89.48 psm

Median

$12.86

$138.45 psm

75th pct

$14.88

$160.13 psm

S$ per sq ft per month · median +18% on a year earlier

2023Q4 · $138.80 psm2026Q3 · $138.45 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 27 retail

Region band · 2026Q3

25th pct

$14.21

$152.94 psm

Median

$16.22

$174.57 psm

75th pct

$22.24

$239.35 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 27 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 Sembawang Cottage

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.

How fast units move at Sembawang Cottage

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent; 1 unit for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Sembawang Cottage?

Key takeawayURA has approved 5 changes of use at Sembawang Cottage since 2000, most recently in 2024. 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.

12 Jun 2025RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
22 Jul 2024RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant at sembawang cottage
26 Feb 2024ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre
18 Oct 2022ApprovedFloor 1
Change of use to restaurant
Proposed change of use of shop unit #01-XX to restaurant
16 Jun 2022RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
7 Jul 2021RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant at sembawang cottage
20 Jun 2019RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant at sembawang cottage
11 Jun 2019RenewedFloor 1
Continued use as restaurant
Continued use of shop premises unit #01-XX as restaurant
22 Aug 2017ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at sembawang cottage
12 Jul 2016RenewedFloor 1
Continued use as restaurant
Continued use of shop premises unit #01-XX as restaurant (for pizza)
5 Aug 2013RenewedFloor 1
Continued use as restaurant
Continued use of shop premises unit #01-XX as restaurant (for pizza)
30 Jul 2010ApprovedFloor 1
Change of use: health centre → lapse on 08-mar-2013
Proposed change of use of the premises unit #01-XX from health centre (temporary permission to lapse on 08-mar-2013) to restaurant for pizza

1 earlier change-of-use and A&A decision is on record since 2000.

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 Sembawang Road 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 Sembawang Cottage?

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

Indicative area yield — District 27 retail

Gross yield (area)

4.7%

4.2% net of property tax

Rent side (median of bands)

$174.57 psm/mo

2026Q3

Price side (strata, 5y)

$4,181 psf

17 sales

An INDICATIVE AREA yield for District 27 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 27 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$331.11	$380.39	$488.44
Level 1 · 30 & Below	$144.23	$179.93	$218.12
Level 2 & 3 · 30 & Below	$161.64	$169.21	$179.67
Level 1 · >30 - 100	$135.89	$162.50	$260.58
B1 & Below · >30 - 100	$240.50	$296.90	$341.58
Level 2 & 3 · >30 - 100	$189.93	$194.87	$273.74
Level 2 & 3 · >100 - 300	$100.98	$112.48	$148.63
Level 1 · >100 - 300	$86.77	$143.85	$194.08

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 Sembawang Cottage right now?

Key takeaway3 units are currently listed at Sembawang Cottage — 1 for sale and 2 for rent. One row per unit; several agents often market the same unit.

For sale (1)

Sembawang Cottage2 agentsS$5.50M · 1,658 sqft

For rent (2)

369 Sembawang Road, Sembawang CottageS$12k/mo · 1,650 sqft
Sembawang Cottage2 agentsS$10k/mo · 1,640 sqft

Browse every listing at this building →

What is near Sembawang Cottage?

Amenities nearby

Platina Rd Pg · 71 mOpp Blk 713 · 90 mPacific Medical & Dental Group · 186 mEducational Institution · 272 mPlace Of Worship · 535 mChong Pang Community Club · 562 mYishun Community Hospital · 1.3 km

Competing premises nearby

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

Chong Pang Market & Food Centre # · 576 mJunction 9 · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Sembawang Cottage

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Yishun, 1.0 km away. 4 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 5% of retail buildings

no MRT/LRT within 1 km (nearest Yishun, 1.0 km); bus stops within 400 m: 7, about 8,307 taps a weekday; about 40,000 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.

Bus

7 bus stops within 400 m, with 8,307 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 701/716 & 701B Yishun Avenue 5 (HDB)161 m
S$0.60 per half-hour at midday on a weekday · 667 car lots
Jln Mata Ayer (URA)198 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 14 car lots
Blk 717/730 Yishun Street 71 (HDB)452 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 678 car lots
Blk 101/102 Yishun Avenue 5 (HDB)476 m
S$0.60 per half-hour at midday on a weekday · 134 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. Sembawang Cottage's own car park, if it has one, and its charges are not in the open data.

Who's registered at Sembawang Cottage?

Key takeaway9 live companies (and LLPs and branches; sole proprietors are not counted) list Sembawang Cottage as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
4
Manufacturing
2
Arts, entertainment and recreation
2
Professional, scientific and technical services
1
Education
0
Wholesale and retail trade
0
Construction
0
Information and communications
0
Other services
0

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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Sembawang Cottage

Where is Sembawang Cottage?⌄

Sembawang Cottage is at 369 Sembawang Road, Singapore 758382, in the Mandai planning area.

What is Sembawang Cottage zoned as?⌄

Sembawang Cottage sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of Sembawang Cottage?⌄

Sembawang Cottage is freehold.

What have units at Sembawang Cottage sold for?⌄

Across 7 recorded transactions, the median price is S$1,264 psf. The latest was in January 2023.

How many businesses are registered at Sembawang Cottage?⌄

12 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.

For agents · in the PropKaki app

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This development is also registered as the residential project Sembawang Cottage.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), URA car park data (URA Data Service), 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.