CommercialRESIDENTIALLeaseholdDistrict 18 · Tampines

The Alps Residences

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2024

Quick Summary

The Alps Residences is a commercial building in District 18 · Tampines, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 88 years remaining. 4 transactions are on record since 1995, most recently in Nov 2024. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on The Alps Residences.

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What are the key facts about The Alps Residences?

Key takeawayThe Alps Residences is a commercial building in District 18 · Tampines, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 18 · Tampines
Address: 117 Tampines Street 86
Land area: 15,661 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 628
Managing agent: ASIA PROPERTIES & ASSETS CONSULTANCY PTE LTD
Strata formed: 2020 (MCST 4722)
Submarket: Suburban
Units with a recorded sale: At least 2
Transactions on record: 4 (records start 1995)
Live listings: None
ACRA registrations: 4

About The Alps Residences

The Alps Residences is a mixed-use building in Tampines (District 18). It is located along Tampines Street 86, Singapore 528538.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is leasehold, with about 88 years remaining on the lease. It occupies roughly 15,661 sqm of land with about 48,235 sqm of gross floor area.

4 transactions have been recorded here, at a median of S$2,540 psf. The most recent was in November 2024.

6 businesses are currently registered at this address with ACRA.

The closest bus stop (The Alps Residences Condo) is 88 m away (about a 1-minute walk).

What is The Alps Residences zoned as?

Key takeawayThe Alps Residences sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has The Alps Residences sold for?

Key takeaway4 transactions are on record since 1995, most recently in Nov 2024 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2024	Retail	S$2.35M	689 sqft	$3,411
Oct 2024	Retail	S$2.00M	689 sqft	$2,903
Dec 2020	Retail	S$1.50M	689 sqft	$2,177
Dec 2020	Retail	S$1.50M	689 sqft	$2,177

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 The Alps Residences rent for?

Key takeawayNo street- or building-level rent is published here. Across District 18 retail, retail space rented at a median of $18.35 psf a month in 2026Q3, with the middle half of leases between $15.60 and $25.03. That is not this building's own rent, and never a quote for a particular unit.

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 The Alps Residences

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 The Alps Residences?

Key takeawayURA has approved 4 changes of use at The Alps Residences since 2000, most recently in 2025. 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.

3 Apr 2025ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of unit #01-XX to medical clinic
10 May 2024RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
10 Apr 2023RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
5 Aug 2022ApprovedFloor 1
Change of use to minimart
Proposed change of use of unit #01-XX to minimart
14 Jun 2021ApprovedFloor 1
Change of use to kindergarten
Proposed change of use of unit #01-XX to kindergarten at the alps residences
26 Mar 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at the alps residences

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 Tampines Street 86 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 The Alps Residences?

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 The Alps Residences?

Amenities nearby

The Alps Residences Condo · 88 mAllhealth Family Clinic · 205 mEducational Institution · 279 mPlace Of Worship · 294 mTampines West Community Club · 982 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Alps Residences

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tampines, 1.4 km away. 10 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 11% of retail buildings

no MRT/LRT within 1 km (nearest Tampines, 1.4 km); bus stops within 400 m: 8, about 12,000 taps a weekday; Tampines: 84,200 resident workers (Census 2020, by workplace); about 47,000 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.

Bus

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

Public car parks within 500 m

Blk 873A Tampines Street 85 (HDB)108 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 298 car lots
Blk 872A Tampines Street 86 (HDB)136 m
S$0.60 per half-hour at midday on a weekday · 99 car lots
Blk 870B Tampines Street 86 (HDB)176 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 284 car lots
Blk 875A Tampines Street 86 (HDB)211 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 263 car lots
Blk 869C Tampines Avenue 8 (HDB)345 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 277 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.

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

Who's registered at The Alps Residences?

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

Accommodation and food services
1
Health and social services
1
Wholesale and retail trade
1
Transportation and storage
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. ACRA, as of 2026-09-16.

Frequently asked questions about The Alps Residences

Where is The Alps Residences?⌄

The Alps Residences is at 117 Tampines Street 86, Singapore 528538, in the Tampines planning area.

What is The Alps Residences zoned as?⌄

The Alps Residences sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of The Alps Residences?⌄

The Alps Residences is leasehold. About 88 years remain on the lease.

What have units at The Alps Residences sold for?⌄

Across 4 recorded transactions, the median price is S$2,540 psf. The latest was in November 2024.

How many businesses are registered at The Alps Residences?⌄

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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This development is also registered as the residential project The Alps Residences.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), URA car park data (URA Data Service), PropKaki's foot-traffic model — 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.