CommercialRESIDENTIALLeaseholdDistrict 20 · Bishan

The Gardens At Bishan

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2023

Quick Summary

The Gardens At Bishan is a commercial building in District 20 · Bishan, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 70 years remaining. 1 transaction is on record since 1995, most recently in Apr 2023. 1 unit is currently listed for sale. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on The Gardens At Bishan.

Ask PropKaki

What are the key facts about The Gardens At Bishan?

Key takeawayThe Gardens At Bishan is a commercial building in District 20 · Bishan, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 20 · Bishan
Address: 5 Sin Ming Walk
Land area: 34,950 sqm
Completed: 2004 (per EdgeProp)
Storeys: Not on record
Strata lots (whole development, MCST): 758
Managing agent: LANDSFIELD PROPERTY CONSULTANTS PTE LTD
Strata formed: 2004 (MCST 2917)
Submarket: City Fringe
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 3

About The Gardens At Bishan

The Gardens At Bishan is a mixed-use building in Bishan (District 20). It is located along Sin Ming Walk, Singapore 575576.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.5.

The site is leasehold, with about 70 years remaining on the lease. It occupies roughly 34,950 sqm of land with about 87,374 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$1,771 psf. The most recent was in April 2023.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Bright Hill MRT, 194 m away (about a 3-minute walk). The closest bus stop (Bright Hill Stn Exit 1) is 268 m away (about a 4-minute walk).

What is The Gardens At Bishan zoned as?

Key takeawayThe Gardens At Bishan sits on land zoned RESIDENTIAL with a gross plot ratio of 2.5.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has The Gardens At Bishan sold for?

Key takeaway1 transaction is 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	Retail	S$1.13M	635 sqft	$1,771

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 Gardens At Bishan rent for?

Key takeawayNo street- or building-level rent is published here. Across District 20 retail, retail space rented at a median of $21.19 psf a month in 2026Q3, with the middle half of leases between $12.24 and $31.36. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 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 20 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 Gardens At Bishan

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 The Gardens At Bishan

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

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 3 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 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 The Gardens At Bishan?

Key takeawayURA has approved 1 change of use at The Gardens At Bishan since 2000, most recently in 2014. 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.

4 Feb 2021ApprovedFloor 1
Additions & alterations
Proposed addition of roof over pes to unit #01-XX (the gardens at bishan) on lot 13942n mk 18 at 9 sin ming walk (bishan planning area)
28 Dec 2018ApprovedFloor 1
Additions & alterations
Proposed covering over private enclosed space (pes) of unit #01-XX at 9 sin ming walk (the gardens at bishan) on lot 13942n mk18
17 Jul 2018ApprovedFloor 1
Additions & alterations
Proposed installation of lightweight roof shelter at existing ground floor pes at blk 1 sin ming walk #01-XX the gardens at bishan singapore 575574
28 Oct 2016ApprovedFloor 19
Additions & alterations
Proposed covering over exsiting private roof terrace (prt) at unit #19-XX at 7 sin ming walk (the gardens@ bishan)
21 Sept 2016ApprovedFloor 1
Additions & alterations
Proposed covering over private enclosed space (pes) of unit #01-XX at 9b sin ming walk (the garden at bishan condominum) mk18 on lot 13942n
3 Dec 2015RenewedFloor 1
Continued use as tuition centre
Continued use of shop unit #01-XX as tuition centre
7 Jan 2015RenewedFloor 1
Continued use as tuition centre
Continued use of shop unit #01-XX as tuition centre
23 Jan 2014ApprovedFloor 1
Change of use to tuition centre
Proposed change of use of shop unit #01-XX to tuition centre at the gardens at bishan

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 Sin Ming Walk 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 Gardens At Bishan?

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

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

An INDICATIVE AREA yield for District 20 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 20 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$133.15	$188.46	$400.81
B1 & Below · 30 & Below	$619.37	$706.67	$790.91
B1 & Below · >30 - 100	$297.17	$316.52	$350.31
Level 1 · >30 - 100	$70.71	$96.43	$227.01
Level 2 & 3 · >30 - 100	$130.42	$267.72	$324.88
Level 1 · >100 - 300	$68.64	$87.36	$129.01

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 The Gardens At Bishan right now?

Key takeaway1 unit is currently listed at The Gardens At Bishan. One row per unit; several agents often market the same unit.

For sale (1)

The Gardens At BishanS$1.40M · 635 sqft

Browse every listing at this building →

What is near The Gardens At Bishan?

Key takeawayThe nearest MRT/LRT is Bright Hill MRT, about 194 m away — and 2 competing retail premisess operate nearby.

Getting around

Bright Hill MRT194 m · ~3 min

Amenities nearby

Bright Hill MRT Exit 4 · 133 mEducational Institution · 179 mBright Hill Stn Exit 1 · 268 mHealthcare Family Clinic & Surgery · 271 mPlace Of Worship · 289 mFulton Ave Pg · 332 m

Competing premises nearby

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

Blk 226D Ang Mo Kio Ave 1 · 903 mThomson Plaza · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Gardens At Bishan

Key takeawayThe nearest station is Bright Hill (TE7), 133 m away — a quiet station, with about 15,000 taps in and out on an average weekday. 3 public car parks are within 500 m.

Foot traffic: busier than 16% of retail buildings

nearest MRT/LRT Bright Hill (TE7) 133 m, about 15,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 7, about 6,234 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 30,000 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

Bright Hill (TE7)133 m · about 15,000 weekday taps
Mayflower (TE6)917 m · about 27,000 weekday taps
Upper Thomson (TE8)948 m · about 21,000 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 The Gardens At Bishan. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 6,234 boardings and alightings on an average weekday.

Public car parks within 500 m

Sin Ming Walk (URA)117 m
S$0.60 per half-hour at midday on a weekday · 17 car lots
Blk 401-408 Sin Ming Avenue (HDB)391 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 320 car lots
Blk 410A Sin Ming Avenue (HDB)464 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 200 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: Sembawang Hill Estate, 941 m away, S$90/month.

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

Who's registered at The Gardens At Bishan?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list The Gardens At Bishan as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Other services
1
Administrative and support 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. ACRA, as of 2026-09-16.

Frequently asked questions about The Gardens At Bishan

Where is The Gardens At Bishan?⌄

The Gardens At Bishan is at 5 Sin Ming Walk, Singapore 575576, in the Bishan planning area.

What is The Gardens At Bishan zoned as?⌄

The Gardens At Bishan sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.5.

What is the tenure of The Gardens At Bishan?⌄

The Gardens At Bishan is leasehold. About 70 years remain on the lease.

What have units at The Gardens At Bishan sold for?⌄

Across 1 recorded transaction, the median price is S$1,771 psf. The latest was in April 2023.

What is the nearest MRT station to The Gardens At Bishan?⌄

Bright Hill MRT is the closest, 194 m away (about a 3-minute walk).

How many businesses are registered at The Gardens At Bishan?⌄

3 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 The Gardens At Bishan.

Read the figures right

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

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.

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 EdgeProp, 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 — 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.