CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 27 · Sembawang

Sembawang Garden Arcade

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2016

Quick Summary

Sembawang Garden Arcade is a commercial building in District 27 · Sembawang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Aug 2016. 2 units are currently listed for rent. ACRA records 1 live company registration at this address.

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

Ask PropKaki

What are the key facts about Sembawang Garden Arcade?

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

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 27 · Sembawang
Address: 16,16a Jalan Tampang
Land area: 142 sqm
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Listed as: Shop / Shophouse, Food & Beverage
Transactions on record: 1 (records start 1995)
Live listings: 2
ACRA registrations: 1

About Sembawang Garden Arcade

Sembawang Garden Arcade is a commercial building in Sembawang (District 27). It is located along Jalan Tampang, Singapore 758960.

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

The site is freehold. It occupies roughly 142 sqm of land.

1 transaction has been recorded here, at a median of S$1,832 psf. The most recent was in August 2016.

1 business is currently registered at this address with ACRA.

The nearest MRT is Canberra MRT, 713 m away (about a 11-minute walk). The closest bus stop (Opp Sembawang Shop Ctr) is 98 m away (about a 2-minute walk).

What is Sembawang Garden Arcade zoned as?

Key takeawaySembawang Garden Arcade sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 has Sembawang Garden Arcade sold for?

Key takeaway1 transaction is on record since 1995, most recently in Aug 2016 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2016	Shop House	S$2.80M	1,528 sqft	$1,832

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 Garden Arcade rent for?

Key takeawayNo street- or building-level rent is published here. Across District 27 retail, retail space rented at a median of $16.22 psf a month in 2026Q3, with the middle half of leases between $14.21 and $22.24. That is not this building's own rent, and never a quote for a particular unit.

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 Garden Arcade

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 Garden Arcade

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

Rent: 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 Garden Arcade?

Key takeawayURA has approved 4 changes of use at Sembawang Garden Arcade since 2000, most recently in 2018, and refused 3. 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.

14 Jul 2026Renewed
Continued use as massage establishment cum take-away foodshop
Continued use of 1st storey shop as massage establishment cum take-away foodshop
26 Jul 2023Renewed
Continued use as massage establishment cum take-away foodshop
Continued use of 1st storey shop as massage establishment cum take-away foodshop
13 Aug 2020Renewed
Continued use as massage establishment cum take-away foodshop
Continued use of 1st storey shop as massage establishment cum take-away foodshop (with ancillary preparation area)
24 Sept 2018Approved
Change of use to massage establishment cum take-away foodshop
Proposed change of use of 1st storey shop to massage establishment cum take-away foodshop (with ancillary preparation area)
24 May 2018Refused
Change of use to restaurant
Proposed change of use of 1st storey shop to restaurant
27 Sept 2017Refused
Change of use to commercial school
Proposed change of use of 2nd storey residential premises to commercial school
29 Jan 2015Refused
Change of use to health centre
Change of use of the 2nd storey flat to health centre at 16a jalan tampang
21 Jul 2009Approved
Change of use to restaurant
Proposed change of use of the 1st storey shop to restaurant (soya bean eatery)
23 Aug 2006Approved
Change of use: computer gaming centre approved on temporary permission → lapse on 17-07-2008
Proposed change of use of the 1st storey premises from computer gaming centre approved on temporary permission to lapse on 17-07-2008), to pet shop
17 Jul 2006Approved
Change of use to computer gaming centre
Proposed change of use of the 1st storey shop to computer gaming centre

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 Sembawang Garden Arcade?

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 Garden Arcade right now?

Key takeaway2 units are currently listed at Sembawang Garden Arcade. One row per unit; several agents often market the same unit.

For rent (2)

Sembawang Garden Arcade2 agentsS$5k/mo · 400 sqft
Sembawang Garden ArcadeS$15k/mo · 1,235 sqft

Browse every listing at this building →

What is near Sembawang Garden Arcade?

Key takeawayThe nearest MRT/LRT is Canberra MRT, about 713 m away — and 3 competing retail premisess operate nearby.

Getting around

Canberra MRT713 m · ~11 min

Amenities nearby

Opp Sembawang Shop Ctr · 98 mLegundi Pk · 165 mDA Clinic @ Sembawang · 185 mPlace Of Worship · 224 mEducational Institution · 406 mCanberra Community Club · 569 mCanberra MRT Exit D · 677 mSembawang Polyclinic · 724 m

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 159 mBukit Canberra Hawker Centre · 724 mSun Plaza · 835 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Sembawang Garden Arcade

Key takeawayThe nearest station is Canberra (NS12), 677 m away — a busy station, with about 45,000 taps in and out on an average weekday. 9 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 21% of retail buildings

nearest MRT/LRT Canberra (NS12) 677 m, about 45,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 6, about 7,336 taps a weekday; Sembawang: 40,152 resident workers (Census 2020, by workplace); about 57,000 residents within 1 km (June 2026); 1 other mall 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

Canberra (NS12)677 m · about 45,000 weekday taps
Sembawang (NS11)862 m · about 85,000 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 Sembawang Garden Arcade. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 7,336 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Tampang (URA)38 m
S$0.60 per half-hour at midday on a weekday · 19 car lots
Jln Derum (URA)42 m
S$0.60 per half-hour at midday on a weekday · 2 car lots
Jalan Legundi Area (URA)45 m
season S$80/month
Jln Legundi (URA)68 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Blk 373A Sembawang Avenue (HDB)98 m
no short-term parking · 15 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 Garden Arcade's own car park, if it has one, and its charges are not in the open data.

Who's registered at Sembawang Garden Arcade?

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

Other services
1
Wholesale and retail trade
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. ACRA, as of 2026-09-16.

Frequently asked questions about Sembawang Garden Arcade

Where is Sembawang Garden Arcade?⌄

Sembawang Garden Arcade is at 16,16A Jalan Tampang, Singapore 758960, in the Sembawang planning area.

What is Sembawang Garden Arcade zoned as?⌄

Sembawang Garden Arcade sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of Sembawang Garden Arcade?⌄

Sembawang Garden Arcade is freehold.

What have units at Sembawang Garden Arcade sold for?⌄

Across 1 recorded transaction, the median price is S$1,832 psf. The latest was in August 2016.

What is the nearest MRT station to Sembawang Garden Arcade?⌄

Canberra MRT is the closest, 713 m away (about a 11-minute walk).

How many businesses are registered at Sembawang Garden Arcade?⌄

1 business is 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

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

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Sembawang Garden Arcade — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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.

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 — 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.