CommercialCOMMERCIALConservationFreeholdDistrict 15 · Marine Parade

Tembeling Centre

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2009

Quick Summary

Tembeling Centre is a commercial building in District 15 · Marine Parade, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 4 transactions are on record since 1995, most recently in Dec 2009. 1 unit is currently listed for sale. ACRA records 13 live company registrations at this address.

The facts are here — now get the verdict on Tembeling Centre.

Ask PropKaki

What are the key facts about Tembeling Centre?

Key takeawayTembeling Centre is a commercial building in District 15 · Marine Parade, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 15 · Marine Parade
Address: 252 Tembeling Road
Land area: 2,591 sqm
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 22
Managing agent: DICKSON PROPERTY CONSULTANTS PTE LTD
Strata formed: 1987 (MCST 1306)
Submarket: City Fringe
Units with a recorded sale: At least 2
Transactions on record: 4 (records start 1995)
Live listings: 1
ACRA registrations: 13

About Tembeling Centre

Tembeling Centre is a mixed-use building in Marine Parade (District 15). It is located along Tembeling Road, Singapore 423731.

Under the URA Master Plan it sits on land zoned commercial 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 2,591 sqm of land with about 7,772 sqm of gross floor area.

4 transactions have been recorded here, at a median of S$826 psf. The most recent was in December 2009.

14 businesses are currently registered at this address with ACRA.

The nearest MRT is Marine Parade MRT, 436 m away (about a 7-minute walk). The closest bus stop (The Holy Family Ch) is 128 m away (about a 2-minute walk).

What is Tembeling Centre zoned as?

Key takeawayTembeling Centre sits on land zoned COMMERCIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Conservation area: Joo Chiat

BCA-verified envelope: allowable GFA 7,773 sqm · built 2,044 sqm · headroom 5,729 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Tembeling Centre sold for?

Key takeaway4 transactions are on record since 1995, most recently in Dec 2009 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2009	Retail	S$4.20M	7,492 sqft	$561
May 2008	Office	S$1.31M	1,399 sqft	$936
Mar 2001	Office	S$1.00M	1,399 sqft	$715
Jan 1996	Retail	S$7.50M	7,492 sqft	$1,001

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 Tembeling Centre 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 Tembeling Centre

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.

How fast units move at Tembeling Centre

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

Sale: 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.

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 Tembeling Centre?

Key takeawayURA has approved 5 changes of use at Tembeling Centre since 2000, most recently in 2023, 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.

28 Jul 2023ApprovedFloor 1
Change of use: commercial school → clinic
Proposed change of use of unit #01-XX of tembeling centre from commercial school to clinic
23 Nov 2022RefusedFloor 1
Change of use: commercial school → restaurant
Proposed change of use of unit #01-XX from commercial school to restaurant
12 Aug 2014ApprovedFloor 1
Change of use to commercial school
Change of use of unit #01-XX to commercial school (music studio) at tembeling centre
6 Jan 2009ApprovedFloor 1
Change of use: health cetnre → commercial school
Change of use of the 1st-storey unit #01-XX from health cetnre to commercial school (education centre)
10 Dec 2008ApprovedFloor 1
Additions & alterations
Proposed additions & alterations and change of use of approved petrol station at unit #01-XX to car showroom of existing 4-storey mixed development
12 Oct 2007ApprovedFloor 1
Change of use to wine shop with ancillary tasting area
Change of use of unit #01-XX as wine shop with ancillary tasting area
12 Jan 2007ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at tembeling centre
1 Jun 2001Approved
Additions & alterations
Proposed alterations & additions to the existing 4-storey shoping / residential / self-service petrol station with basement carpark

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 Tembeling Centre?

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 Tembeling Centre right now?

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

For sale (1)

❤️Cheap! Wide Frontage With High Footfall Near MRT4 agentsS$19.90M · 4,736 sqft

Browse every listing at this building →

What is near Tembeling Centre?

Key takeawayThe nearest MRT/LRT is Marine Parade MRT, about 436 m away — and 3 competing retail premisess operate nearby.

Getting around

Marine Parade MRT436 m · ~7 min

Amenities nearby

Hotel · 39 mDR+ Medical & Paincare Clinic (East Coast) · 41 mPlace Of Worship · 122 mThe Holy Family Ch · 128 mJoo Chiat Community Club · 162 mMarine Parade MRT Exit 4 · 332 mMarine Parade Rd Pk · 347 mEducational Institution · 465 mMarine Parade Polyclinic · 520 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.

i12 Katong · 149 mTanesei Retailing Pte. Ltd. · 149 mBlk 84 Marine Parade Central · 481 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tembeling Centre

Key takeawayThe nearest station is Marine Parade (TE26), 332 m away — a moderately busy station, with about 23,000 taps in and out on an average weekday. 12 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 16% of office buildings

nearest MRT/LRT Marine Parade (TE26) 332 m, about 23,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 11, about 26,000 taps a weekday; Marine Parade: 12,786 resident workers (Census 2020, by workplace); about 40,000 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

Marine Parade (TE26)332 m · about 23,000 weekday taps
Marine Terrace (TE27)859 m · about 13,000 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 Tembeling Centre. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 26,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Joo Chiat Rd) (URA)87 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Jago Close (URA)299 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Ceylon Rd (URA)300 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Joo Chiat Rd Off St (URA)344 m
S$0.60 per half-hour at midday on a weekday · 99 car lots
Marshall Rd (URA)388 m
S$0.60 per half-hour at midday on a weekday · 37 car lots

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

Who's registered at Tembeling Centre?

Key takeaway13 live companies (and LLPs and branches; sole proprietors are not counted) list Tembeling Centre as their registered address. These are registered businesses, not who occupies the space.

Education
5
Wholesale and retail trade
2
Financial and insurance
2
Professional, scientific and technical services
1
Health and social services
1
Other services
1
Information and communications
1
Real estate
0
Manufacturing
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.

What is Tembeling Centre's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 162 kWh/m²·yr

Frequently asked questions about Tembeling Centre

Where is Tembeling Centre?⌄

Tembeling Centre is at 252 Tembeling Road, Singapore 423731, in the Marine Parade planning area.

What is Tembeling Centre zoned as?⌄

Tembeling Centre sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Tembeling Centre?⌄

Tembeling Centre is freehold.

Is Tembeling Centre a conserved property?⌄

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

What have units at Tembeling Centre sold for?⌄

Across 4 recorded transactions, the median price is S$826 psf. The latest was in December 2009.

What is the nearest MRT station to Tembeling Centre?⌄

Marine Parade MRT is the closest, 436 m away (about a 7-minute walk).

How many businesses are registered at Tembeling Centre?⌄

14 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 Tembeling Centre.

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.

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.

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.