CommercialRESIDENTIALLeaseholdDistrict 21 · Bukit Panjang

The Raintree

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2016

Quick Summary

The Raintree is a commercial building in District 21 · Bukit Panjang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.92. It is leasehold with roughly 76 years remaining. 5 transactions are on record since 1995, most recently in Oct 2016. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on The Raintree.

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What are the key facts about The Raintree?

Key takeawayThe Raintree is a commercial building in District 21 · Bukit Panjang, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.92
Tenure: Leasehold
District / Area: District 21 · Bukit Panjang
Address: 95 Bukit Drive
Land area: 16,076 sqm
Completed: Not on record
Storeys: 8 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 317
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2009 (MCST 3372)
Submarket: Suburban
Units with a recorded sale: At least 2
Transactions on record: 5 (records start 1995)
Live listings: None
ACRA registrations: 2

About The Raintree

The Raintree is a mixed-use building in Bukit Panjang (District 21). It is located along Bukit Drive, Singapore 587843.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.92.

The site is leasehold, with about 76 years remaining on the lease. It occupies roughly 16,076 sqm of land with about 30,866 sqm of gross floor area.

5 transactions have been recorded here, at a median of S$806 psf. The most recent was in October 2016.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Hume MRT, 814 m away (about a 13-minute walk). The closest bus stop (Springdale Condo) is 346 m away (about a 5-minute walk).

What is The Raintree zoned as?

Key takeawayThe Raintree sits on land zoned RESIDENTIAL with a gross plot ratio of 1.92.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.92

Run the full zoning report for this building →

What has The Raintree sold for?

Key takeaway5 transactions are on record since 1995, most recently in Oct 2016 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2016	Retail	S$568k	431 sqft	$1,319
Jun 2011	Retail	S$400k	431 sqft	$929
Jun 2011	Retail	S$370k	484 sqft	$764
Jun 2008	Retail	S$390k	484 sqft	$804
Jun 2008	Retail	S$347k	431 sqft	$806

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 Raintree rent for?

Key takeawayNo street- or building-level rent is published here. Across District 21 retail, retail space rented at a median of $9.06 psf a month in 2026Q3, with the middle half of leases between $6.85 and $12.39. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 21 retail

Region band · 2026Q3

25th pct

$6.85

$73.69 psm

Median

$9.06

$97.54 psm

75th pct

$12.39

$133.41 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 21 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 Raintree

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 Raintree?

Key takeawayURA has approved 1 change of use at The Raintree since 2000, most recently in 2010. 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.

25 Oct 2016RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
20 Aug 2013RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant
1 Feb 2010ApprovedFloor 1
Change of use to restaurant
Change of use of shop unit #01-XX to restaurant

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 The Raintree?

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

Indicative area yield — District 21 retail

Gross yield (area)

3.4%

3.1% net of property tax

Rent side (median of bands)

$97.54 psm/mo

2026Q3

Price side (strata, 5y)

$3,167 psf

78 sales

An INDICATIVE AREA yield for District 21 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 21 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$75.00	$95.93	$296.05
B1 & Below · 30 & Below	$129.54	$130.87	$131.18
Level 2 & 3 · 30 & Below	$72.37	$91.30	$135.64
Level 1 · 30 & Below	$116.15	$117.71	$140.36
Level 2 & 3 · >30 - 100	$81.25	$90.65	$96.86
Level 1 · >30 - 100	$71.20	$99.14	$117.50
B1 & Below · >30 - 100	$69.66	$112.84	$146.06
Level 1 · >100 - 300	$71.86	$89.37	$105.73

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 Raintree?

Key takeawayThe nearest MRT/LRT is Hume MRT, about 814 m away — and 2 competing retail premisess operate nearby.

Getting around

Hume MRT814 m · ~13 min

Amenities nearby

Hindhede Nature Park · 252 mSpringdale Condo · 346 mPlace Of Worship · 479 mBeauty World MRT Exit B · 859 m

Competing premises nearby

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

Bukit Timah Market · 942 mKap Mall · 1.5 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Raintree

Key takeawayThe nearest station is Hume (DT4), 814 m away — a quiet station, with 4,746 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Cheong Chin Nam Rd (URA), 627 m away; the nearest URA season parking is Hillview Terrace, 1.8 km away (S$90/month).

Foot traffic: busier than 1% of retail buildings

nearest MRT/LRT Hume (DT4) 814 m, about 4,746 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 3, about 3,096 taps a weekday; Bukit Panjang: 9,091 resident workers (Census 2020, by workplace); about 13,000 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

Hume (DT4)814 m · 4,746 weekday taps
Beauty World (DT5)859 m · about 33,000 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 Raintree. Transfers between lines don't tap, so interchanges read low.

Bus

3 bus stops within 400 m, with 3,096 boardings and alightings on an average weekday.

Who's registered at The Raintree?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list The Raintree as their registered address. These are registered businesses, not who occupies the space.

Real estate
1
Administrative and support services
1
Accommodation and food services
0
Professional, scientific and technical services
0
Wholesale and retail trade
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 Raintree

Where is The Raintree?⌄

The Raintree is at 95 Bukit Drive, Singapore 587843, in the Bukit Panjang planning area.

What is The Raintree zoned as?⌄

The Raintree sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.92.

What is the tenure of The Raintree?⌄

The Raintree is leasehold. About 76 years remain on the lease.

What have units at The Raintree sold for?⌄

Across 5 recorded transactions, the median price is S$806 psf. The latest was in October 2016.

What is the nearest MRT station to The Raintree?⌄

Hume MRT is the closest, 814 m away (about a 13-minute walk).

How many businesses are registered at The Raintree?⌄

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.

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This development is also registered as the residential project The Raintree.

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.

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 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.