CommercialCOMMERCIALLeaseholdDistrict 18 · Tampines

Tampines Mall

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2001

Quick Summary

Tampines Mall is a commercial building in District 18 · Tampines, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.2. It is leasehold with roughly 65 years remaining. 1 transaction is on record since 1995, most recently in Nov 2001. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on Tampines Mall.

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What are the key facts about Tampines Mall?

Key takeawayTampines Mall is a commercial building in District 18 · Tampines, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Tenure: Leasehold
District / Area: District 18 · Tampines
Address: 4 Tampines Central 5
Land area: 12,593 sqm
Completed: Not on record
Storeys: 7 (© OpenStreetMap contributors)
Owner: CapitaLand Integrated Commercial Trust (SGX filings)
Net lettable area: 356,000 sq ft (the owner's annual report (as filed on SGX))
Car-park lots: 637 (the owner's annual report (as filed on SGX))
Submarket: Tampines Regional Centre
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 4

Who owns Tampines Mall, and what is it valued at?

Key takeawayTampines Mall is owned by CapitaLand Integrated Commercial Trust, a REIT listed on SGX. The figures below come from its own SGX filings, each with its date. A valuation is an independent valuer's opinion for the owner's accounts, not a sale price.

Valued at S$1,158 million as at 31 Dec 2025, by Knight Frank Pte Ltd.

per CapitaLand Integrated Commercial Trust's SGX filing, 6 Feb 2026

Earlier: S$1,151 million (31 Dec 2024) · S$1,133 million (31 Dec 2023) · S$1,081 million (31 Dec 2022)

Tampines Mall: CapitaLand Integrated Commercial Trust's annual report (2025)

Net lettable area: 356,000 sq ft
Tenants: 150
Car-park lots: 637
Land tenure: Leasehold tenure of 99 years with effect from 1 September 1992
Green Mark: BCA Green Mark Gold EDGE
Major tenants: Casa Vostra, Yeah Gelato, Shiseido, Braun Buffel, Meilleur Moment

per CapitaLand Integrated Commercial Trust's annual report (SGX), 20 Mar 2026, page 11

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

About Tampines Mall

Tampines Mall is a commercial building in Tampines (District 18). It is located along Tampines Central 5, Singapore 529510.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 4.2.

The site is leasehold, with about 65 years remaining on the lease. It occupies roughly 12,593 sqm of land with about 47,132 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$1,300 psf. The most recent was in November 2001.

6 businesses are currently registered at this address with ACRA.

The nearest MRT is Tampines MRT Exit C, 90 m away (about a 1-minute walk). The closest bus stop (Opp Century Sq) is 150 m away (about a 2-minute walk).

What is Tampines Mall zoned as?

Key takeawayTampines Mall sits on land zoned COMMERCIAL with a gross plot ratio of 4.2.

Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Urban design area: Tampines Regional Centre

Run the full zoning report for this building →

What has Tampines Mall sold for?

Key takeaway1 transaction is on record since 1995, most recently in Nov 2001 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2001	Retail	S$409.00M	314,672 sqft	$1,300

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 Tampines Mall rent for?

Key takeawayNo rent is published for Tampines Mall itself. On its street, Tampines Central 5, retail space rented at a median of $26.33 psf a month in 2026Q3, with the middle half of leases between $16.52 and $35.22. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Tampines Central 5

Street level · 2026Q3

25th pct

$16.52

$177.79 psm

Median

$26.33

$283.43 psm

75th pct

$35.22

$379.07 psm

S$ per sq ft per month · median -4.8% on a year earlier

2023Q4 · $295.30 psm2026Q3 · $283.43 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 Tampines Central 5

Street level · 2026Q1

25th pct

—

— psm

Median

$6.00

$64.59 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 18 retail

Region band · 2026Q3

25th pct

$15.60

$167.95 psm

Median

$18.35

$197.55 psm

75th pct

$25.03

$269.47 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 18 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 Tampines Mall

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.

What's been approved at Tampines Mall?

Key takeawayURA has approved 29 changes of use at Tampines Mall 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.

1 Sept 2026Renewed
Change of use
Continued use of the 6 parking lots on the basement 2 car park for car polishing and waxing - tampines mall
29 Jul 2026ApprovedFloor 1
Additions & alterations
Proposed addition and alteration works at unit #01-XX, #01-XX and #01-XX to the existing tampines mall on lot 01460l mk 29 at 4 tampines central 5 [tampines planning area]
10 Feb 2026ApprovedFloor 1
Change of use: shop → restaurant
Proposed change of use from shop to restaurant at unit #01-XX to the existing tampines mall on lot 01460l mk 29 at 4 tampines central 5 (tampines planning area)
8 Jan 2026Approved
Additions & alterations
Proposed addition and alteration works to existing tampines mall
12 Dec 2025Approved
Additions & alterations
Proposed amendment to approved addition and alteration works to 1st storey of existing tampines mall
21 Nov 2025ApprovedFloor B1
Change of use to shop
Proposed change of use of units #B1-XX & #B1-XX to shop at tampines mall
28 Oct 2025Approved
Additions & alterations
Proposed amendment to approved addition and alteration works at existing tampines mall
18 Jun 2025Approved
Additions & alterations
Proposed addition and alteration works at existing tampines mall
25 Feb 2025Approved
Additions & alterations
Proposed addition and alteration works to 1st storey of existing tampines mall
4 Sept 2024Approved
Change of use: takeaway kiosk → restaurant as an expansion of restaurant
Proposed change of use of unit #B1-XX from takeaway kiosk to restaurant as an expansion of restaurant at unit #B1-XX
5 Mar 2024ApprovedFloor 4
Change of use to massage establishment
Proposed change of use of unit #04-XX to massage establishment
1 Mar 2024ApprovedFloor 4
Change of use to shop
Proposed change of use of unit #04-XX to shop

64 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).

What do commercial rents run near Tampines Mall?

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

Retail rents — District 18 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$288.17	$334.04	$372.08
B1 & Below · 30 & Below	$402.91	$419.52	$444.18
Level 1 · 30 & Below	$338.80	$476.56	$507.11
Level 2 & 3 · >30 - 100	$160.23	$185.71	$256.74
B1 & Below · >30 - 100	$242.12	$313.16	$407.37
Level 4 & Above · >30 - 100	$246.24	$280.87	$292.97
Level 1 · >30 - 100	$145.32	$182.85	$282.19
Level 1 · >100 - 300	$150.78	$175.58	$214.75

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 Tampines Mall?

Amenities nearby

Tampines MRT Exit C · 90 mDayspring Medical Clinic (Tampines) · 106 mOpp Century Sq · 150 mEducational Institution · 213 mTampines Central Community Club · 470 mTampines Polyclinic · 538 mPlace Of Worship · 579 mSt. Andrew's Community Hospital · 1.3 km

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 12 mHawker Centre @ Our Tampines Hub · 490 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tampines Mall

Key takeawayThe nearest station is Tampines (EW2 / DT32), 90 m away — one of the busiest stations, with about 114,000 taps in and out on an average weekday. 14 public car parks are within 500 m.

Foot traffic: busier than 97% of retail buildings

nearest MRT/LRT Tampines (EW2/DT32) 90 m, about 114,000 taps a weekday; bus stops within 400 m: 13, about 127,000 taps a weekday; Tampines: 84,200 resident workers (Census 2020, by workplace); about 88,000 residents within 1 km (June 2026); 2 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

Tampines (EW2 / DT32)90 m · about 114,000 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 Tampines Mall. Transfers between lines don't tap, so interchanges read low.

Bus

13 bus stops within 400 m, with about 127,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Tampines Mall (development car park)12 m
rates not published as open data
Blk 513 Tampines Central 1 (HDB)163 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m
Blk 156/160 Tampines Street 12 (HDB)200 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Blk 149/151 Tampines Street 12 (HDB)255 m
S$0.60 per half-hour at midday on a weekday · 250 car lots
Blk 245/248 Tampines Street 21 (HDB)258 m
S$0.60 per half-hour at midday on a weekday · 170 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: Tampines Industrial Av E 3, 1.9 km away, S$90/month.

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

Who's registered at Tampines Mall?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list Tampines Mall as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Financial and insurance
1
Professional, scientific and technical services
1
Other services
1
Accommodation and food services
0
Arts, entertainment and recreation
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 Tampines Mall

Where is Tampines Mall?⌄

Tampines Mall is at 4 Tampines Central 5, Singapore 529510, in the Tampines planning area.

What is Tampines Mall zoned as?⌄

Tampines Mall sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of Tampines Mall?⌄

Tampines Mall is leasehold. About 65 years remain on the lease.

What have units at Tampines Mall sold for?⌄

Across 1 recorded transaction, the median price is S$1,300 psf. The latest was in November 2001.

What is the nearest MRT station to Tampines Mall?⌄

Tampines MRT Exit C is the closest, 90 m away (about a 1-minute walk).

How many businesses are registered at Tampines Mall?⌄

6 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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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.

Owner: the REIT or SGX-listed company whose latest valuation notice or annual report lists this building (a later divestment removes it). '(N% interest)' or '(part of the strata)' when it holds less than the whole. A building with no listed owner shows none — a private owner is never named.

Net lettable area: as the owner's latest annual report prints it (sq m converted to sq ft where needed).

Car-park lots: as the owner's latest annual report prints them.

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 PropKaki's submarket map, URA planning decisions, the owner's SGX filings, the owner's annual report (as filed on SGX), LTA DataMall car parks, 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.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

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.