CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 20 · Bishan

Sin Ming Plaza

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Sin Ming Plaza is a commercial building in District 20 · Bishan, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. 7 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 Sin Ming Plaza.

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What are the key facts about Sin Ming Plaza?

Key takeawaySin Ming Plaza is a commercial building in District 20 · Bishan, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 20 · Bishan
Address: 2 Sin Ming Road
Land area: 1,784 sqm
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 131
Managing agent: RHODO INTERNATIONAL STRATA MANAGEMENT SERVICES PTE LTD
Strata formed: 1995 (MCST 1857)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: 7
ACRA registrations: 9

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 Sin Ming Plaza

Sin Ming Plaza is a mixed-use building in Bishan (District 20). It is located along Sin Ming Road, Singapore 575583.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

It occupies roughly 1,784 sqm of land with about 5,352 sqm of gross floor area.

16 businesses are currently registered at this address with ACRA.

The nearest MRT is Upper Thomson MRT, 371 m away (about a 6-minute walk). The closest bus stop (Sin Ming Plaza) is 62 m away (about a 1-minute walk). Thomson Plaza is 592 m away (about a 9-minute walk).

What is Sin Ming Plaza zoned as?

Key takeawaySin Ming Plaza sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What does space at Sin Ming Plaza rent for?

Key takeawayNo rent is published for Sin Ming Plaza itself. On its street, Sin Ming Road, retail space rented at a median of $10.60 psf a month in 2026Q3, with the middle half of leases between $9.02 and $15.15. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sin Ming Road

Street level · 2026Q3

25th pct

$9.02

$97.13 psm

Median

$10.60

$114.10 psm

75th pct

$15.15

$163.05 psm

S$ per sq ft per month · median +55.7% on a year earlier

2023Q4 · $57.97 psm2026Q3 · $114.10 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 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 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 20 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 Sin Ming Plaza

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

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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 Sin Ming Plaza

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 5 units for rent; 2 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 3 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, 2 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 Sin Ming Plaza?

Key takeawayURA has approved 12 changes of use at Sin Ming Plaza since 2000, most recently in 2025, and refused 1. 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.

8 Oct 2025ApprovedFloor 1
Change of use: restaurant → commercial school
Proposed change of use of units #01-XX and #01-XX from restaurant to commercial school at sin ming plaza
22 Jul 2025RenewedFloor 1
Continued use as gym/fitness
Continued use of unit #01-XX as gym/fitness
21 Feb 2025ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX of sin ming plaza to shop
13 Nov 2024RefusedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment
19 Jun 2023ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre
16 Jun 2016Agency worksFloor 1
Change of use to sports & recreation building
Lodgment for proposed use of unit #01-XX as sports & recreation building
17 May 2016ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at sin ming plaza
19 Nov 2004ApprovedFloor 1
Change of use to motor vehicle showroom
Retention use of premises unit #01-XX from shop as motor vehicle showroom
16 Jun 2003ApprovedFloor 1
Change of use to pet shop
Change of use of premises unit #01-XX on the 1st storey and mezzanine floor to pet shop (tower 1)
16 Jul 2002ApprovedFloor 1
Change of use: bank → shop
Proposed change of use of premises unit #01-XX (tower 1) on the 1st storey from bank (ocbc) to shop (for bridal retail)
17 May 2002ApprovedFloor 1
Change of use: new car showroom → shop for photo studio
Proposed change of use of premises unit #01-XX from new car showroom to shop for photo studio
18 Jun 2001ApprovedFloor 1
Change of use to new & used car showroom cum ancillary office
Proposed retention of use of 1st storey unit #01-XX of the 7-storey industrial building as new & used car showroom cum ancillary office

2 earlier change-of-use and A&A decisions are 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 Sin Ming Road price?

Key takeawayAcross 11 strata sales on Sin Ming Road in the last 5 years, the median is $3,252 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,252

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

What do commercial rents run near Sin Ming Plaza?

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

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

An INDICATIVE AREA yield for District 20 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 20 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$133.15	$188.46	$400.81
B1 & Below · 30 & Below	$619.37	$706.67	$790.91
B1 & Below · >30 - 100	$297.17	$316.52	$350.31
Level 1 · >30 - 100	$70.71	$96.43	$227.01
Level 2 & 3 · >30 - 100	$130.42	$267.72	$324.88
Level 1 · >100 - 300	$68.64	$87.36	$129.01

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 Sin Ming Plaza right now?

Key takeaway7 units are currently listed at Sin Ming Plaza — 2 for sale and 5 for rent. One row per unit; several agents often market the same unit.

For sale (2)

Sin Ming PlazaS$12k · 2,143 sqft
Sin Ming PlazaS$7k · 1,119 sqft

For rent (5)

Sin Ming PlazaS$7k/mo · 990 sqft
Sin Ming PlazaS$13k/mo · 2,143 sqft
Sin Ming PlazaS$13k/mo · 2,143 sqft
Sin Ming Plaza3 agentsS$7k/mo · 1,119 sqft

Browse every listing at this building →

What is near Sin Ming Plaza?

Key takeawayThe nearest MRT/LRT is Upper Thomson MRT, about 371 m away.

Getting around

Upper Thomson MRT371 m · ~6 min

Amenities nearby

Sin Ming Plaza · 62 mDr Chen And Partners Medical Clinic · 66 mPlace Of Worship · 163 mSheng Siong Supermarket Pte Ltd · 188 mBlk 320 Shunfu Road · 192 mThomson Pk · 213 mUpper Thomson MRT Exit 3 · 253 mThomson Community Club · 260 mThomson Plaza · 592 mEducational Institution · 632 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Sin Ming Plaza

Key takeawayThe nearest station is Upper Thomson (TE8), 253 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 8 public car parks are within 500 m.

Foot traffic: busier than 16% of retail buildings

nearest MRT/LRT Upper Thomson (TE8) 253 m, about 21,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 10,000 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 25,000 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

Upper Thomson (TE8)253 m · about 21,000 weekday taps
Marymount (CC16)604 m · about 17,000 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 Sin Ming Plaza. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 10,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Sin Ming R D) (URA)143 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Blk 23/24 Sin Ming Road (HDB)150 m
S$0.60 per half-hour at midday on a weekday
Blk 320 Shunfu Road (HDB)198 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 173 car lots
Blk 24A Sin Ming Road (HDB)233 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 28 car lots
Blk 25 Sin Ming Road (HDB)316 m
S$0.60 per half-hour at midday on a weekday · 149 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.

Nearest URA season parking: Toa Payoh West, 2.1 km away, S$90/month.

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

Who's registered at Sin Ming Plaza?

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

Wholesale and retail trade
2
Professional, scientific and technical services
2
Arts, entertainment and recreation
2
Accommodation and food services
1
Construction
1
Education
1
Other services
0
Information and communications
0
Administrative and support services
0
Health and social 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 Sin Ming Plaza

Where is Sin Ming Plaza?⌄

Sin Ming Plaza is at 2 Sin Ming Road, Singapore 575583, in the Bishan planning area.

What is Sin Ming Plaza zoned as?⌄

Sin Ming Plaza sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at Sin Ming Plaza?⌄

No caveats have been lodged for Sin Ming Plaza 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 Sin Ming Plaza?⌄

Upper Thomson MRT is the closest, 371 m away (about a 6-minute walk).

How many businesses are registered at Sin Ming Plaza?⌄

16 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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This development is also registered as the residential project Sin Ming Plaza.

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 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.