CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYConservationFreeholdDistrict 15 · Marine Parade

Sycamore Tree

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2026

Quick Summary

Sycamore Tree is a commercial building in District 15 · Marine Parade, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 25 transactions are on record since 1995, at a median S$2,843 psf, most recently in Apr 2026. 1 unit is currently listed for rent. ACRA records 15 live company registrations at this address.

The facts are here — now get the verdict on Sycamore Tree.

Ask PropKaki

What are the key facts about Sycamore Tree?

Key takeawaySycamore Tree is a commercial building in District 15 · Marine Parade, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 15 · Marine Parade
Address: 2 Fowlie Road
Land area: 1,514 sqm
Completed: 2022 (per CommercialGuru)
Storeys: 5 (per CommercialGuru)
Developer: Astoria Development Pte Ltd (per CommercialGuru)
Total units (CommercialGuru's count): 17
Strata lots (whole development, MCST): 113
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2024 (MCST 4855)
Submarket: City Fringe
Units with a recorded sale: At least 17
Transactions on record: 25 (records start 1995)
Live listings: 1
ACRA registrations: 15

What are the specs at Sycamore Tree?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: swimming pool; Source: CommercialGuru

Are there floor plans for Sycamore Tree?

Key takeawayWe hold the developer's sales-brochure floor plans for Sycamore Tree — 14 plans, linked to 15 of the 17 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

SHOP 1
SHOP 2
SHOP 3
SHOP 4
SHOP 5
SHOP 6
SHOP 7
SHOP 8
SHOP 9
SHOP 10
SHOP 11
SHOP 12
and 2 more

Shop units with a plan: 15 · 409 sq ft – 743 sq ft (recorded sales)

Source: developer's sales brochure.

About Sycamore Tree

Sycamore Tree is a mixed-use building in Marine Parade (District 15). It is located along Fowlie Road, Singapore 428505.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold. It occupies roughly 1,514 sqm of land with about 6,103 sqm of gross floor area.

25 transactions have been recorded here, at a median of S$2,843 psf. The most recent was in April 2026.

21 businesses are currently registered at this address with ACRA.

The nearest MRT is Marine Parade MRT, 575 m away (about a 9-minute walk). The closest bus stop (Aft Duku Rd) is 53 m away (about a 1-minute walk).

What is Sycamore Tree zoned as?

Key takeawaySycamore Tree sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0, with conservation status.

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

Run the full zoning report for this building →

What has Sycamore Tree sold for?

Key takeawayAcross 25 recorded transactions since 1995, the median price is about S$1.59M, most recently in Apr 2026.

Date	Use	Price	Area	PSF
Apr 2026	Retail	S$2.50M	635 sqft	$3,937
Mar 2026	Retail	S$2.54M	710 sqft	$3,573
Jul 2025	Retail	S$1.90M	463 sqft	$4,105
Apr 2025	Retail	S$1.40M	474 sqft	$2,956
Nov 2024	Retail	S$1.85M	581 sqft	$3,183
Aug 2014	Retail	S$2.05M	721 sqft	$2,843
Sept 2012	Retail	S$1.55M	517 sqft	$3,002
Apr 2012	Retail	S$1.68M	581 sqft	$2,899
Apr 2012	Retail	S$2.04M	710 sqft	$2,869
Feb 2012	Retail	S$2.12M	743 sqft	$2,851

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 Sycamore Tree rent for?

Key takeawayNo street- or building-level rent is published here. Across District 15 retail, retail space rented at a median of $9.14 psf a month in 2026Q3, with the middle half of leases between $7.55 and $14.01. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 Sycamore Tree

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 Sycamore Tree

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 0 units for sale.

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.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 2 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 Sycamore Tree?

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

15 Jun 2026ApprovedFloor 1
Change of use to takeaway food shop with ancillary dine-in
Proposed change of use of unit #01-XX to takeaway food shop with ancillary dine-in
23 Jul 2025RefusedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX sycamore tree to massage establishment
25 May 2023ApprovedFloor 1
Change of use: shop → commercial school
Proposed change of use of unit #01-XX from shop to commercial school
26 Jan 2023ApprovedFloor 1
Change of use to pet grooming shop
Proposed change of use of unit #01-XX of sycamore tree to pet grooming shop

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 Fowlie 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 Sycamore Tree?

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

Indicative area yield — District 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 Sycamore Tree right now?

Key takeaway1 unit is currently listed at Sycamore Tree. One row per unit; several agents often market the same unit.

For rent (1)

Sycamore Tree2 agentsS$7k/mo · 743 sqft

Browse every listing at this building →

What is near Sycamore Tree?

Key takeawayThe nearest MRT/LRT is Marine Parade MRT, about 575 m away — and 3 competing retail premisess operate nearby.

Getting around

Marine Parade MRT575 m · ~9 min

Amenities nearby

Aft Duku Rd · 53 mPlace Of Worship · 80 mJoo Chiat Community Club · 84 mLee Clinic · 170 mHotel · 248 mHaig Walk (Geylang Rd-Dunman Rd) · 326 mEducational Institution · 326 mMarine Parade MRT Exit 3 · 526 mMarine Parade Polyclinic · 737 mParkway East Hospital · 1.0 km

Competing premises nearby

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

Dunman Food Centre · 277 mi12 Katong · 314 mTanesei Retailing Pte. Ltd. · 314 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Sycamore Tree

Key takeawayThe nearest station is Marine Parade (TE26), 526 m away — a moderately busy station, with about 23,000 taps in and out on an average weekday. 13 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 8% of retail buildings

nearest MRT/LRT Marine Parade (TE26) 526 m, about 23,000 taps a weekday; bus stops within 400 m: 8, about 12,000 taps a weekday; Marine Parade: 12,786 resident workers (Census 2020, by workplace); about 41,000 residents within 1 km (June 2026); 3 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

Marine Parade (TE26)526 m · about 23,000 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 Sycamore Tree. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Joo Chiat Rd Off St (URA)152 m
S$0.60 per half-hour at midday on a weekday · 99 car lots
Service Rd (Joo Chiat Rd) (URA)163 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Ceylon Rd (URA)247 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Marshall Rd (URA)273 m
S$0.60 per half-hour at midday on a weekday · 37 car lots
Tembeling Rd (URA)281 m
S$0.60 per half-hour at midday on a weekday · 61 car lots

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

Who's registered at Sycamore Tree?

Key takeaway15 live companies (and LLPs and branches; sole proprietors are not counted) list Sycamore Tree as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
6
Other services
4
Accommodation and food services
3
Information and communications
1
Professional, scientific and technical services
1

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 Sycamore Tree

Where is Sycamore Tree?⌄

Sycamore Tree is at 2 Fowlie Road, Singapore 428505, in the Marine Parade planning area.

What is Sycamore Tree zoned as?⌄

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

What is the tenure of Sycamore Tree?⌄

Sycamore Tree is freehold.

Is Sycamore Tree a conserved property?⌄

Yes. Sycamore Tree falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Sycamore Tree sold for?⌄

Across 25 recorded transactions, the median price is S$2,843 psf. The latest was in April 2026.

What is the nearest MRT station to Sycamore Tree?⌄

Marine Parade MRT is the closest, 575 m away (about a 9-minute walk).

How many businesses are registered at Sycamore Tree?⌄

21 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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The facts are here — now get the verdict on Sycamore Tree.

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This development is also registered as the residential project Sycamore Tree.

Read the figures right

Completion year: as CommercialGuru states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Storeys: CommercialGuru's floor count, not checked against an official record.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

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.

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 CommercialGuru, 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, the developer's sales brochure (floor plans) — 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.