Tengah · west

Garden

7,956 taps a working day at this corner’s stops

The published record for this corner: measured numbers with their receipts, named absences where the record is empty. No scores, no forecasts, nothing invented.

Rent: HDB published 3 awarded tenders here and no floor area with them. The rent per sqft this map shades by cannot be measured without one, so the whole-unit rents are in the receipts instead

District 24 stamps no shop-space band at all. This corner is placed in it, and URA publishes nothing to place here

The plan zones 2.9% of this corner for uses that can hold a shopfront; its largest single use is residential at 33%, a plurality, not a majority tight

7,956 taps in and out on a working day · 5,671 on a weekend or public holiday (buses only, no rail in this number)

No station within 400m. Nearest is LAKESIDE (EW26), 1,238m to Exit C · 70,470 taps a working day at that station, measured at the station and not at this corner

6,790 residents · daytime workers: the source does not publish a workplace count here

4,201 HDB flats stand here across 43 blocks, a count, not an estimate

Households around here spend about S$4,103 a month across all categories (national averages by home type, 2023 survey: a floor where homes are far dearer than typical)

The middle earning household here takes home S$10,000–S$10,999 a month (planning area) · 8% earn over S$20,000

Homes here rent at S$2,500–3,350/mo, an income proxy, never a shop rent

An executive condominium here sold for S$1.4M (638 sales to Jan 2026)

Pick what you sell in the app to count competitors. 7 of the 62 trades carry a counted register; a food format without one gets the licensed-food bound instead; the rest say why no count exists.

NEA lists no hawker centre in this corner. Nearest on its list is Jurong West Street 52 Blk 505, 819m away (60 stalls)

The app draws this corner’s buildings, shows it on the island map, checks a rent you were quoted against this record and runs your own numbers.

Open Garden in the app →

This page never scores a door and never predicts a business. You know your margin, staffing and opex; we publish what the ground measures. (The one number that pretended to score was withdrawn on 2026-08-05.)

Every receipt for this corner ↓ What this is

surface written 2026-10-12. Every figure on this page is read from that one file

Garden: every published receipt

How to read a row: the bold figure is the middle of its range and the figures either side are the range’s ends; “carried” means aggregated up from finer measurements (streets, postals, doors) into this corner, never a direct reading at it. The n is the count behind the figure: contracts, awards, units or taps, by instrument. An absent row carries a code and a side, never an instrument or a date, because nothing was measured. Every rent row was measured per square metre a month by its publisher (URA’s street medians, HDB’s awards over their printed floor area, the portals’ asks) and is printed here per square foot, divided once by this record’s own bridge of 10.76 sqft per sqm.

Who is here

Resident population as of 2025-06-30

6,790 persons

singstat.ghs2025.C020123 · subzone grain

Resident households as of 2025-06-30

1,761–2,226–2,742 households n=5

NOT A MEASUREMENT: residents by dwelling (C020125) ÷ the NATIONAL average household size for that dwelling type (17863, 2025), CALIBRATED by the planning area's own published/derived household ratio (C020141) where the area publishes one. The divide alone ran ~9% low with a measured per-area spread; the calibration applies the reconciliation instead of merely reporting it.

ghs2025.residents-div-hhsize · subzone grain

Daytime workers (place of work)

not published here

not_published: withheld or not published at source. GHS 2025 C020148 publishes no workplace figure for this planning area — small workforces are not itemised, and an unpublished area is never a workforce of zero. The no-fixed-location (201,500) and work-from-home (82,200) categories also sit outside every area, so even the published figures are floors.

Rent: every published stratum

commercial rent

not published here

not_published: withheld or not published at source. no valued commercial-rent row is placed at this corner; the store holds 2 absent commercialRent.psm row(s) here (not_published): the family's absence, inherited

HDB tender · HDB tender: unrestricted, ground floor (the WHOLE unit, per month) carried bids closed 2025-01-14, the oldest part bids closed 2024-09-03

S$6,500–23,294–40,088/mo n=2

a census: all 2 sources known in this subzone answered

an awarded tender: achieved, and the WINNING bid. It is the top of its own bid distribution by construction, so it reads high of what a sitting tenant pays

HDB restricted no trade. NOT a synonym for "an ordinary shop": the stratum holds anchor-lease tails

hdb.tender.awarded-rent.shop:carried · subzone grain · 2025-01-14 is the day bids closed on the newest of the 2 tenders pooled here; the oldest of them closed 2024-09-03. Each part wears its own tender's closing day, the one date both HDB tender files give, so this row spans more than one tender round and no single day describes it

HDB tender · HDB tender: eating-house, ground floor (the WHOLE unit, per month) carried bids closed 2024-09-10

S$63,999/mo n=1

a census: all 1 sources known in this subzone answered

an awarded tender: achieved, and the WINNING bid. It is the top of its own bid distribution by construction, so it reads high of what a sitting tenant pays

the WHOLE coffeeshop container. A stall operator pays the container operator, not HDB, and that second rent is not in this corpus

hdb.tender.awarded-rent.eating-house:carried · subzone grain · 2024-09-10 is the day bids closed on HDB's tender for this unit: the one date both tender files give every row, awarded or not; the award itself is dated nowhere in them, and this is not the day the notice was read and not the day the tenant opened

Residential (income proxy, never a shop rent) · all home types carried approvals to 2026-07-31, the oldest part approvals to 2025-01-31

S$2,350–2,850–4,000/mo n=9

built from 7 of 39 sources known in this subzone (18%): a FLOOR, not a census

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 7 blocks pooled here; the oldest part's newest approval month ends 2025-01-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 4-room carried approvals to 2026-04-30, the oldest part approvals to 2025-01-31

S$3,100–3,350–4,000/mo n=4

a census: all 4 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-04-30 is the last day of the newest month in which HDB approved a sublet among the 4 blocks pooled here; the oldest part's newest approval month ends 2025-01-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 5-room carried approvals to 2026-01-31

S$2,450/mo n=1

a census: all 1 sources known in this subzone answered

hdb.sublet.street-median:carried · subzone grain · 2026-01-31 is the last day of the newest month in which HDB approved a sublet counted here. The figure is the median of every approved contract in the cell, so this is the newest month the median covers and not a day any particular flat was let

Residential (income proxy, never a shop rent) · 2-room carried approvals to 2026-07-31, the oldest part approvals to 2025-12-31

S$2,200–2,500–2,700/mo n=4

a census: all 3 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 3 blocks pooled here; the oldest part's newest approval month ends 2025-12-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · exec-condo carried contracts to 2025-12-31

S$6,000/mo n=1

a census: all 1 sources known in this subzone answered

ura.resi.street-median:carried · subzone grain · 2025-12-31 is the last day of the newest month in which a lease counted here was signed, in URA's private residential rental table. The figure is the median of the whole quarter's contracts on the street, so this is the newest month the median covers, not the quarter's end and not a day any particular lease was signed

Rent: the district’s stamped band, one row per size cell

District band

withheld at source

suppressed_at_source: withheld or not published at source. This corner is placed: all of its 35 geocoded postals sit in District 24. URA's PMI shop-space table stamps NO median anywhere in District 24: 16 cells across 4 floor levels were asked for and every one came back empty. URA returned no cell for this district x floor level x floor-area band. The pull requested every district, level and band for every quarter, and URA shows a data point only where at least 3 rental contracts were signed — so this is disclosure suppression, and it cannot distinguish a market with one or two leases from one with none. It is never zero rent. There is no district band to place here, and inventing one from a neighbouring district would be a number wearing the wrong district's name.

Footfall: every measured window

day	window	mode	dir	taps/day	n
weekday	am-peak	bus	in	1,577	207
weekday	am-peak	bus	out	479	207
weekend-holiday	am-peak	bus	in	596	72
weekend-holiday	am-peak	bus	out	315	72
weekday	pm-peak	bus	in	544	207
weekday	pm-peak	bus	out	1,547	207
weekend-holiday	pm-peak	bus	in	477	72
weekend-holiday	pm-peak	bus	out	638	72
weekday	all-day	bus	in	3,860	207
weekday	all-day	bus	out	4,096	207
weekend-holiday	all-day	bus	in	2,704	72
weekend-holiday	all-day	bus	out	2,967	72

this subzone, all trades: BUS taps only per gazetted day (no rail is counted in this number) a census: all 9 sources known in this subzone answered

lta.pv.per-day:carried · subzone grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted

Stations: every one within 400m, or the nearest beyond it

nearest, beyond the serving line	taps/day	from the corner’s edge
LAKESIDE (EW26)	70,470	1,238m to Exit C

ENTRIES AND EXITS SUMMED on an average weekday, all day. Not boardings. NO station stands within 400m of this corner, which is the radius at which we are willing to say one serves it. The nearest is named anyway, with the same straight-line measurement to its nearest published exit. A corner 20m past the line is not a corner with no railway, and publishing nothing there would be a binary answer to a continuous question. It is not a walking route, and no claim is made that this station serves this corner.

lta.pv.per-day · station grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted

Hawker centres: NEA’s registry, placed in this corner

Centres in this corner

0 a measured zero, not an absence

nearest, outside this corner	stalls	status	distance
Jurong West Street 52 Blk 505	60	Existing	819m

NEA lists NO hawker centre in this corner. Its registry is a census of 129 centres, each carrying its own point, and every one of them was placed (none fell outside a subzone), so this is a measured zero rather than a corner nobody looked at. The nearest is Jurong West Street 52 Blk 505, 819m from this corner's edge, and it is named for the same reason the nearest station is: a centre just over the boundary is not a centre that does not exist, and a straight "none here" would be a binary answer to a continuous question. Straight-line to its published point, not a walking route, and no claim is made that it sits in this corner.

nea.ssot.hawker-centres · subzone grain · as of 2026-03-13 · 2026-03-13 is NEA's own last-refresh stamp (FMEL_UPD_D) on the freshest row in this registry extract, not a survey date. A measured zero is only as current as the census behind it, and this is that census's date

Household spend: the bridge

All categories, total survey year 2023

S$1,855–4,103–9,567/household/mo n=5

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

the TOP of this range is the condo-apts stratum, which holds 1.9% of households here: a sliver, not the typical household

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

national HES 2023 per-household spend by dwelling type, weighted by this subzone's own 2025 household mix. The only local input is the mix; lo/hi are the spread across the kinds of household living here, not an error bar

Hair salon · Hairdressing salons survey year 2023

S$4–15–37/household/mo n=5

the TOP of this range is the condo-apts stratum, which holds 1.9% of households here: a sliver, not the typical household

Childcare / preschool (single centre) · Child care centres survey year 2023

S$5–36–113/household/mo n=5

the TOP of this range is the condo-apts stratum, which holds 1.9% of households here: a sliver, not the typical household

Tuition centre · Centre-Based Tuition survey year 2023

S$2–34–128/household/mo n=5

the TOP of this range is the condo-apts stratum, which holds 1.9% of households here: a sliver, not the typical household

Student care centre · Student care survey year 2023

S$1–7–12/household/mo n=5

Independent cafe · Cafes survey year 2023

S$12–36–94/household/mo n=5

the TOP of this range is the condo-apts stratum, which holds 1.9% of households here: a sliver, not the typical household

Bar / pub · Pubs survey year 2023

S$1–4–15/household/mo n=5

the TOP of this range is the condo-apts stratum, which holds 1.9% of households here: a sliver, not the typical household

Hawker stall (cooked food) · Hawker Centres survey year 2023

S$96–109–123/household/mo n=5

the BOTTOM of this range is the condo-apts stratum, which holds 1.9% of households here

Laundry / dry cleaning · Cleaning of clothing survey year 2023

S$0–0–2/household/mo n=4

the TOP of this range is the condo-apts stratum, which holds 2.8% of households here: a sliver, not the typical household

Tailor / alterations · Repair and tailoring of clothing survey year 2023

S$0–0–5/household/mo n=4

the TOP of this range is the condo-apts stratum, which holds 2.8% of households here: a sliver, not the typical household

Veterinary clinic · Veterinary And Other Services For Pets survey year 2023

S$0–4–25/household/mo n=5

the TOP of this range is the condo-apts stratum, which holds 1.9% of households here: a sliver, not the typical household

Jewellery / gold shop · Jewellery And Watches survey year 2023

S$2–5–17/household/mo n=5

the TOP of this range is the condo-apts stratum, which holds 1.9% of households here: a sliver, not the typical household

Casual dining restaurant · Restaurants survey year 2023

S$43–193–623/household/mo n=5

the TOP of this range is the condo-apts stratum, which holds 1.9% of households here: a sliver, not the typical household

Fine dining restaurant · Restaurants survey year 2023

S$43–193–623/household/mo n=5

the TOP of this range is the condo-apts stratum, which holds 1.9% of households here: a sliver, not the typical household

What households earn: SingStat’s bands, at planning-area grain

Median earning household, monthly income from work as of 2025-06-30

S$10,000–S$10,999 a band, not a mean

share of households
with no employed person, outside the figure above	11%
earning over S$10,000	54.7%
earning over S$20,000	7.8%

6,400 earning households of 7,300 in this planning area. PLANNING-AREA grain, not this corner, and EMPLOYMENT income only. The middle figure is the BAND the median earning household falls in. No average is computed, because the top band is "$35,000 & Over" and has no upper value to average. Households with no employed person are outside the denominator, which is SingStat's own convention for income from work; their share is published beside it, because a retiree household is not a poor household, it is one this instrument does not see.

singstat.ghs2025.household-income-bands · planningArea grain · as of 2025-06-30

Homes: every published sale price

Sold · Executive Condominium carried contracts to 2026-01-31

S$1,275,000–1,361,000–1,646,750 n=638

a census: all 1 sources known in this subzone answered

ura.caveat.resi-transaction:carried · subzone grain · 2026-01-31 is the end of the newest contract month among the caveats pooled here, or the day the caveats were read where that month had not yet closed. A contract month, never a completion or a listing date

HDB resale · the register

no sale placed here in the window

no_sale_placed_in_window: a zero of placed sales. The register covers this corner's blocks and none of their sales placed here in the window. no HDB resale transaction places in this subzone in the window

flat type	flats
1-room	0
2-room and studio	1,491
3-room	382
4-room	1,288
5-room, executive and multi-generation	1,040
rental flats	0

HDB's own block register, summed over the 43 blocks placed inside this corner. It is a count of doors by kind, not an estimate, and not a count of the people behind them.

What stands here: every counted stock row

premises.withinContainer carried as of 2026-08-16

3 premises n=3

a census: all 2 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-16 is the night SFA's register was read: the crawl receipt where one was written, else the observation stamp a snapshot froze from the file's write time. Not a date SFA gives; a carried total wears the newest night among its postals

premises.withinContainer · halal-eating-establishment carried as of 2026-08-03

2 premises n=2

a census: all 1 sources known in this subzone answered

muis.halal:carried · subzone grain

What the plan permits: the zoning, by use class

Zoned land whose use class can hold a shopfront Master Plan 2025 with amendments, published 2026-09-21

2.9% 25,455 of 877,915 zoned sqm, 37 parcels, mean plot ratio 2.82

largest use classes	share of zoned land
residential	33%
road	18%
waterbody	17%

Counted as shopfront-capable: commercial, commercial & residential, residential with commercial at 1st storey, white, business park - white, hotel.

ZONING IS PERMISSION, NOT SUPPLY. This is the share of this corner's zoned land whose use class can hold a shopfront (COMMERCIAL, COMMERCIAL & RESIDENTIAL, RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, WHITE, BUSINESS PARK - WHITE, HOTEL) under the Master Plan 2025 with amendments. Not floor space that exists, not units for rent, and not a promise any particular unit is licensed for your trade. A low share means the plan gives a shopfront little room here; a high share does not mean anything is built. Each parcel is counted whole in the subzone holding its centroid.

ura.masterplan2025.landuse · subzone grain · published 2026-09-21 · 2026-09-21 is the day URA published this layer on data.gov.sg (Amendment to Master Plan 2025 Land Use Layer, d_7a03324bed531cdff76a16239b0e84e1, URA's stamp 2026-09-21T13:51:24+08:00): the Master Plan 2025, gazetted on 2025-12-01, with URA's amendments in it. A zone URA changes after this date is not in this figure until URA publishes the layer again and this figure is rebuilt

Competitors: every register that reaches here

Hawker stall (cooked food) carried as of 2026-08-16

0 premises n=2

a census: all 2 sources known in this subzone answered

Childcare / preschool (single centre) carried updated 2026-07-30, the oldest part updated 2026-03-30

5 premises n=5

a census: all 5 sources known in this subzone answered

ecda.centres.licensed:carried · subzone grain · 2026-07-30 is the newest register update among the 5 postals pooled here; the oldest part's newest row was updated 2026-03-30. Each part wears its own rows' stamp, so this count spans more than one update day and no single day describes it

Dental clinic carried as of 2026-08-19

1 premises n=1

a census: all 1 sources known in this subzone answered

moh.hcsa.dental:carried · subzone grain

All licensed food premises (container) carried as of 2026-08-30, the oldest part as of 2026-08-16

13 premises n=13

a census: all 41 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-30 is the newest night SFA's register was read among the 41 postals pooled here; the oldest postal's night is 2026-08-16. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it

Tobacco retail licences (HSA) carried as of 2026-08-07

2 premises n=2

a census: all 1 sources known in this subzone answered

a licence overlay, not a trade: a minimart and a petrol station both hold one

hsa.tobacco.retail-licence:carried · subzone grain · 2026-08-07 is HSA's refresh stamp on the register file (data.gov.sg lastUpdatedAt), not a licence date: every row on the register is a licence window, and _meta.build.tobacco counts how many had lapsed or not yet begun at that stamp

Halal-certified eating establishments (MUIS) carried as of 2026-08-03

2 premises n=2

a census: all 1 sources known in this subzone answered

a certification overlay across many trades

muis.halal:carried · subzone grain

What was withheld or unreachable here: the ledger

quantity	code	side	rows
people.count	suppressed_at_source	theirs	2
householdSpend.monthly	suppressed_at_source	theirs	17
commercialRent.psm	not_published	theirs	2

Every absent fact carries a reason and a side. "Ours" is our pipeline's backlog; "theirs" is the publisher withholding. Only one of them is fixable by us.