CommercialRESIDENTIALFreeholdDistrict 16 · Tampines

Sunhaven

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2023

Quick Summary

Sunhaven is a commercial building in District 16 · Tampines, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.6. It is freehold. 5 transactions are on record since 1995, most recently in Apr 2023. ACRA records 17 live company registrations at this address.

The facts are here — now get the verdict on Sunhaven.

Ask PropKaki

What are the key facts about Sunhaven?

Key takeawaySunhaven is a commercial building in District 16 · Tampines, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.6
Tenure: Freehold
District / Area: District 16 · Tampines
Address: 781 Upper Changi Road East
Land area: 22,530 sqm
Completed: Not on record
Storeys: 9 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 296
Strata formed: 2003 (MCST 2810)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 5 (records start 1995)
Live listings: None
ACRA registrations: 17

About Sunhaven

Sunhaven is a mixed-use building in Tampines (District 16). It is located along Upper Changi Road East, Singapore 486069.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.6.

The site is freehold. It occupies roughly 22,530 sqm of land with about 36,048 sqm of gross floor area.

5 transactions have been recorded here, at a median of S$1,215 psf. The most recent was in April 2023.

32 businesses are currently registered at this address with ACRA.

The nearest MRT is Upper Changi MRT, 715 m away (about a 11-minute walk). The closest bus stop (Opp Mera Terr P/G) is 163 m away (about a 2-minute walk).

What is Sunhaven zoned as?

Key takeawaySunhaven sits on land zoned RESIDENTIAL with a gross plot ratio of 1.6.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.6

Run the full zoning report for this building →

What has Sunhaven sold for?

Key takeaway5 transactions are on record since 1995, most recently in Apr 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2023	Office	S$855k	560 sqft	$1,528
Dec 2021	Retail	S$750k	560 sqft	$1,340
Apr 2017	Retail	S$680k	560 sqft	$1,215
May 2011	Retail	S$425k	560 sqft	$759
Feb 2004	Retail	S$380k	560 sqft	$679

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 Sunhaven rent for?

Key takeawayNo street- or building-level rent is published here. Across District 16 retail, retail space rented at a median of $13.41 psf a month in 2026Q3, with the middle half of leases between $9.63 and $19.91. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 16 retail

Region band · 2026Q3

25th pct

$9.63

$103.71 psm

Median

$13.41

$144.37 psm

75th pct

$19.91

$214.29 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 16 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 Sunhaven

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 Sunhaven

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 0 units for sale.

Sale: 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.

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

How does Upper Changi Road East 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 Sunhaven?

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

Indicative area yield — District 16 retail

Gross yield (area)

6.5%

5.8% net of property tax

Rent side (median of bands)

$144.37 psm/mo

2026Q3

Price side (strata, 5y)

$2,484 psf

23 sales

An INDICATIVE AREA yield for District 16 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 16 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$97.62	$105.00	$122.84
B1 & Below · >30 - 100	$286.15	$302.39	$317.22
Level 1 · >30 - 100	$109.80	$151.19	$224.75
Level 1 · >100 - 300	$92.46	$137.54	$203.82

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 Sunhaven?

Key takeawayThe nearest MRT/LRT is Upper Changi MRT, about 715 m away — and 1 competing retail premises operate nearby.

Getting around

Upper Changi MRT715 m · ~11 min

Amenities nearby

Opp Mera Terr P/G · 163 mMera Terrace Pg · 178 mPlace Of Worship · 419 mSIA Training Centre Clinic · 450 mEducational Institution · 455 mUpper Changi MRT Exit C · 686 mBusiness Park · 711 mChangi Simei Community Club · 837 mPort / Airport · 1.2 km

Competing premises nearby

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

Eastpoint Mall · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Sunhaven

Key takeawayThe nearest station is Upper Changi (DT34), 686 m away — a quiet station, with about 12,000 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 6% of retail buildings

nearest MRT/LRT Upper Changi (DT34) 686 m, about 12,000 taps a weekday; bus stops within 400 m: 2, about 2,688 taps a weekday; Tampines: 84,200 resident workers (Census 2020, by workplace); 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.

Stations within 1 km

Upper Changi (DT34)686 m · about 12,000 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 Sunhaven. Transfers between lines don't tap, so interchanges read low.

Bus

2 bus stops within 400 m, with 2,688 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 340A Tampines Street 33 (HDB)406 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 338 car lots
Blk 163/165 Simei Road (HDB)432 m
S$0.60 per half-hour at midday on a weekday · gantry 3.8 m · 168 car lots
Blk 155/162 Simei Road (HDB)455 m
S$0.60 per half-hour at midday on a weekday · 208 car lots
Blk 351A Tampines Street 33 (HDB)466 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 345 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: Changi North Area, 634 m away, S$90/month.

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

Who's registered at Sunhaven?

Key takeaway17 live companies (and LLPs and branches; sole proprietors are not counted) list Sunhaven as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
5
Professional, scientific and technical services
5
Manufacturing
2
Information and communications
2
Administrative and support services
1
Education
1
Transportation and storage
1
Financial and insurance
0
Construction
0
Accommodation and food 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 Sunhaven

Where is Sunhaven?⌄

Sunhaven is at 781 Upper Changi Road East, Singapore 486069, in the Tampines planning area.

What is Sunhaven zoned as?⌄

Sunhaven sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.6.

What is the tenure of Sunhaven?⌄

Sunhaven is freehold.

What have units at Sunhaven sold for?⌄

Across 5 recorded transactions, the median price is S$1,215 psf. The latest was in April 2023.

What is the nearest MRT station to Sunhaven?⌄

Upper Changi MRT is the closest, 715 m away (about a 11-minute walk).

How many businesses are registered at Sunhaven?⌄

32 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 Sunhaven.

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.

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.

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.

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, HDB car park information (data.gov.sg), 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.