CommercialCOMMERCIAL & RESIDENTIALDistrict 21 · Bukit Timah

Sherwood Towers

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Sherwood Towers is a commercial building in District 21 · Bukit Timah, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. ACRA records 23 live company registrations at this address.

The facts are here — now get the verdict on Sherwood Towers.

Ask PropKaki

What are the key facts about Sherwood Towers?

Key takeawaySherwood Towers is a commercial building in District 21 · Bukit Timah, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 21 · Bukit Timah
Address: 3 Jalan Anak Bukit
Land area: —
Completed: Not on record
Storeys: 30 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 454
Managing agent: ASIA PROPERTIES & ASSETS CONSULTANCY PTE LTD
Strata formed: 1982 (MCST 0568)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 23

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 Sherwood Towers

Sherwood Towers is a mixed-use building in Bukit Timah (District 21). It is located along Jalan Anak Bukit, Singapore 588998.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

37 businesses are currently registered at this address with ACRA.

The nearest MRT is Beauty World MRT, 410 m away (about a 6-minute walk). The closest bus stop (Opp Bt Timah Plaza) is 112 m away (about a 2-minute walk). Kap Mall is 268 m away (about a 4-minute walk).

What is Sherwood Towers zoned as?

Key takeawaySherwood Towers sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Urban design area: Beauty World Ud Area

Run the full zoning report for this building →

What does space at Sherwood Towers rent for?

Key takeawayNo rent is published for Sherwood Towers itself. On its street, Jalan Anak Bukit, retail space rented at a median of $10.75 psf a month in 2026Q3, with the middle half of leases between $10.10 and $12.16. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Jalan Anak Bukit

Street level · 2026Q3

25th pct

$10.10

$108.70 psm

Median

$10.75

$115.76 psm

75th pct

$12.16

$130.87 psm

S$ per sq ft per month · median -8.7% on a year earlier

2023Q4 · $113.20 psm2026Q3 · $115.76 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).

Office space on Jalan Anak Bukit

Street level · 2024Q4

25th pct

—

— psm

Median

$15.97

$171.88 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

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

Retail space — District 21 retail

Region band · 2026Q3

25th pct

$6.85

$73.69 psm

Median

$9.06

$97.54 psm

75th pct

$12.39

$133.41 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 21 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 Sherwood Towers

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Sherwood Towers?

Key takeawayURA has approved 3 changes of use at Sherwood Towers since 2000, most recently in 2026. 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.

20 Jul 2026ApprovedFloor 1
Change of use to pet shop, pet grooming and pet day care
Proposed change of use of unit #01-XX to pet shop, pet grooming and pet day care at sherwood towers
2 Oct 2024RenewedFloor 1
Change of use
Continued use of unit #01-XX for pet shop at sherwood towers
19 Dec 2022ApprovedFloor 1
Change of use to pet shop
Proposed change of use of unit #01-XX to pet shop at sherwood towers
19 Sept 2020ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre - sherwood towers

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 Anak Bukit price?

Key takeawayAcross 17 strata sales on Jalan Anak Bukit in the last 5 years, the median is $2,920 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,920

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Sherwood Towers?

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

Indicative area yield — District 21 retail

Gross yield (area)

3.4%

3.1% net of property tax

Rent side (median of bands)

$97.54 psm/mo

2026Q3

Price side (strata, 5y)

$3,167 psf

78 sales

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, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$75.00	$95.93	$296.05
B1 & Below · 30 & Below	$129.54	$130.87	$131.18
Level 2 & 3 · 30 & Below	$72.37	$91.30	$135.64
Level 1 · 30 & Below	$116.15	$117.71	$140.36
Level 2 & 3 · >30 - 100	$81.25	$90.65	$96.86
Level 1 · >30 - 100	$71.20	$99.14	$117.50
B1 & Below · >30 - 100	$69.66	$112.84	$146.06
Level 1 · >100 - 300	$71.86	$89.37	$105.73

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 Sherwood Towers?

Key takeawayThe nearest MRT/LRT is Beauty World MRT, about 410 m away.

Getting around

Beauty World MRT410 m · ~6 min

Amenities nearby

NTUC Fairprice Co-operative Ltd · 60 mChang Clinic · 79 mOpp Bt Timah Plaza · 112 mEducational Institution · 223 mRailway Corridor Rifle Range Connector · 246 mKap Mall · 268 mBeauty World MRT Exit C · 358 mBukit Timah Market · 444 mPlace Of Worship · 524 mBukit Timah Community Club · 809 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Sherwood Towers

Key takeawayThe nearest station is Beauty World (DT5), 357 m away — a moderately busy station, with about 33,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 6% of office buildings

nearest MRT/LRT Beauty World (DT5) 357 m, about 33,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 12,000 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 15,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Beauty World (DT5)357 m · about 33,000 weekday taps
King Albert Park (DT6)616 m · about 16,000 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 Sherwood Towers. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Jln Seh Chuan - Lor Ki Lat Off St (URA)498 m
S$0.60 per half-hour at midday on a weekday · 7 car lots

Nearest URA season parking: Hillview Terrace, 2.8 km away, S$90/month.

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

Who's registered at Sherwood Towers?

Key takeaway23 live companies (and LLPs and branches; sole proprietors are not counted) list Sherwood Towers as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
6
Financial and insurance
4
Information and communications
3
Accommodation and food services
3
Administrative and support services
3
Professional, scientific and technical services
1
Manufacturing
1
Construction
1
Real estate
1
Education
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 Sherwood Towers

Where is Sherwood Towers?⌄

Sherwood Towers is at 3 Jalan Anak Bukit, Singapore 588998, in the Bukit Timah planning area.

What is Sherwood Towers zoned as?⌄

Sherwood Towers sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at Sherwood Towers?⌄

No caveats have been lodged for Sherwood Towers 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 Sherwood Towers?⌄

Beauty World MRT is the closest, 410 m away (about a 6-minute walk).

How many businesses are registered at Sherwood Towers?⌄

37 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 Sherwood Tower.

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.

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%).

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, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.