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The Woodleigh Mall is losing tenants, so why won’t rents come down?

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Landlords would rather hold out for higher-paying tenants than lower rent

For most Singaporeans, the mall is where life happens—groceries, dinner, a haircut, the kids’ enrichment class, all under one roof. It’s as much infrastructure as it is retail.

And we are not short of options. According to shopping mall directory SingMalls, there are at least 106 malls across the island—serving a total population of 6.11 million people. That works out to roughly one mall for every 58,000 people, in a country spanning just 700 square kilometres.

But in some once-bustling malls today, the silence is striking: empty shopfronts, boarded-up units, and “Coming Soon” signs left hanging for months.

Singapore’s retail vacancy rate has been rising—hitting 6.8% island-wide in Q1 2025, up from 6.2% the previous quarter, according to Savills Research. Some businesses have cited rising rental costs, yet higher vacancies alone do not seem to be forcing landlords to lower rents.

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Aren’t landlords bleeding money by leaving units vacant? The uncomfortable answer, it turns out, is often no—and The Woodleigh Mall is the clearest illustration of why.

Vulcan Post examines what is going on behind the scenes.

An exodus of shops

empty store woodleigh mall coming soon new tenantsempty store woodleigh mall coming soon new tenants
Stores left empty and many “coming soon” boards put up for new tenants are a prominent sight at The Woodleigh Mall./ Image Credit: ConsiderationNo1619 via Reddit

The Woodleigh Mall soft-launched in May 2023 as the anchor of a brand new estate, meant to be the beating heart of the Bidadari community—the only full-fledged mall serving thousands of residents in the area. \

At its grand opening in Nov 2023, management proudly announced it had achieved 100% occupancy, calling it “a testament to our tenants’ trust in our vision.”

But less than two years later, the picture looks very different. 

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Residents and workers at The Woodleigh Mall have watched an exodus unfold, particularly in the basement food cluster known as fEAsT@Woodleigh.

According to Mothership, more than 15 shops vacated the mall within the span of a year. Former tenants include Burger King, Fish & Co., Lee Wee Brothers, and Swee Heng Bakery—all gone.

A 45-year-old shop employee who has worked at the mall for about three years told the publication that the high turnover among F&B tenants has been happening “since the start.”

“Since the start, the mall is not doing very well. The footfall is low over here compared to other malls,” she said. “Normally for a new mall, the crowd will slowly build up, but not for this mall. It has been very stagnant,” she added.

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Moreover, some residents have cited expensive parking, a confusing layout, and limited retail options as reasons they go elsewhere. “People don’t come here to shop because there’s nothing to shop,” the employee said.

Many fingers have pointed to another key culprit: rent. 

Constance Tan, director of bubble tea brand No.17 Tea, told Stomp that when her lease came up for renewal, the landlord quoted a 30% increase in rent, a figure she described as “totally unsustainable.” Rather than leave entirely, No.17 Tea downsized to a smaller kiosk-format unit within the same mall.

Residents’ instinct is to blame greedy landlords, and that isn’t entirely wrong. But it misses how commercial property actually works—and why holding out for for higher-paying tenants can make perfect financial sense.

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A mall is valued like a stock, rather than a business

woodleigh mallwoodleigh mall
The Woodleigh Mall./ Image Credit: BYKidO

The footfall problem and the rent problem feed into each other in a vicious cycle.

Mall rents are largely determined by foot traffic. A mall pulling in five million visitors a month, for example, can command far higher rents than one drawing 1.5 million. But when footfall disappoints, tenants struggle to generate the sales needed to justify their rent. Some eventually leave, making the mall even less attractive to shoppers—and even harder to lease out.

So why not simply lower rents to fill empty units?

Because for commercial landlords, lower rents do not just mean lower income. They can also reduce the mall’s overall value.

Unlike an HDB flat, which is valued mainly based on nearby transaction prices, commercial properties are typically valued based on the rental income they generate. According to CKS Property Consultants, this is calculated by taking a property’s net operating income—rental revenue minus operating expenses—and dividing it by a market capitalisation rate. In simple terms: the more rent a mall collects, the more valuable it is.

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That creates a dilemma for landlords. If they cut rents across the board to attract tenants, the mall’s projected income falls, and so does its valuation.

This matters because banks lend against that valuation. In Singapore, commercial property loans are typically capped at around 75% of a property’s value. So if a mall’s valuation drops by S$50 million after rental cuts, the landlord’s borrowing capacity could shrink by S$37.5 million. That’s real money off the table.

Think about it from the landlord’s perspective.

An empty unit could cost them a few thousand dollars a month in lost rent. Dropping rents across the board to fill the mall could slash its valuation by millions overnight. Holding out isn’t stubbornness, but math.

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Who are the higher-paying tenants?

parkway medicentre mavis tutorial woodleigh mallparkway medicentre mavis tutorial woodleigh mall
Clinics and enrichment centres make up about a quarter of the tenant mix in The Woodleigh Mall./ Image Credit: Parkway MediCentre, Mavis Tutorial Centre

Ironically, the tenants most willing to pay high rents are often tuition centres, clinics, and enrichment studios—businesses with steady income streams that generate little to no shopping footfall.

These tenants are attractive to landlords precisely because they are less dependent on walk-in traffic. A quiet Tuesday afternoon may hurt a restaurant or fashion retailer, but a tuition centre still collects its fees. They pay reliably, sign longer leases, and offer stable income streams, making them ideal tenants on paper, even if they gradually hollow out the mall’s retail atmosphere.

Healthcare and enrichment tenants have been part of The Woodleigh Mall’s mix since its soft launch—sitting alongside the F&B brands that were publicly celebrated. As those F&B tenants have left, the balance has shifted, and the education and medical presence has become increasingly prominent. One in four units at The Woodleigh Mall is now an enrichment centre or medical clinic.

On paper, occupancy still looks healthy because these units count as filled space. But to residents hoping to grab dinner, shop, or run errands, the mall can feel less like a vibrant retail hub and more like a ghost town, one where “everything is so expensive.”

nong geng ji chinese restaurant singapore mallsnong geng ji chinese restaurant singapore malls
Chinese restaurant Nong Geng Ji has over 100 stores worldwide, out of which 8 are opened here./ Image Credit: EveC via Google Reviews

On the other end of the spectrum, landlords are also holding out for deep-pocketed foreign brands, particularly the wave of Chinese F&B chains currently expanding aggressively into Singapore.

As of Aug 2025, some 85 Chinese F&B brands were operating around 405 outlets in Singapore, more than double the 32 brands recorded just a year earlier. Many of these brands have reportedly offered higher rental bids to secure prime retail spots—precisely the kind of tenant a landlord waiting for a premium offer is hoping to attract.

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As unfair as it sounds, there’s no mechanism in Singapore that forces landlords to fill units with retail tenants, or to fill them at all.

There is no vacancy tax on commercial retail space, nor any penalty for keeping units empty for extended periods while waiting for a better tenant. There is also no requirement that a mall serving a residential estate must maintain a minimum standard of retail or F&B options.

The Woodleigh Mall’s joint venture owners—Cuscaden Peak Investments and Kajima Development—even put the mall up for sale for an asking price of S$800 million in July 2024, less than a year after its grand opening. That’s likely not the behaviour of owners optimising for the community, but for exit.

What does this mean for residents?

The frustration residents feel at Woodleigh is real and legitimate. When you’re one of thousands of HDB residents with a single mall serving your estate, it matters what’s in it.

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But the problem isn’t simply that landlords are greedy. It’s the entire valuation and financing system for commercial property that creates rational incentives to prioritise rent income over community function. A landlord who drops rent to fill their mall with popular F&B tenants may literally be destroying value on paper by doing so.

Until there’s a policy lever that changes those incentives, whether that’s a vacancy tax, use requirements for community-serving malls, or something else entirely, the cycle is likely to continue.

So the next time you walk past a shuttered unit in your neighbourhood mall, remember: it might not be sitting empty because nobody wants it. It might be sitting empty because the landlord is waiting for a tenant who makes better financial sense.

And right now, nothing is stopping them.

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  • Read other articles we’ve written on Singaporean businesses here.

Featured Image Credit: The Woodleigh Mall, ConsiderationNo1619 via Reddit

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Final Fantasy Resonance Rebuilds a Mobile Classic into the Franchise’s First HD-2D Console Game

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Final Fantasy Resonance Reveal
Square Enix surprised players during the June 9 Nintendo Direct with the reveal of Final Fantasy Resonance, the first entry in the long-running series to use the HD-2D art style. The game launches worldwide on October 22, 2026, for PlayStation 5, Xbox Series X and S, Nintendo Switch, Nintendo Switch 2, and PC through Steam and the Microsoft Store.



The normal version is priced at $49.99. If you’re ready to pay a little more, you can get the Digital Deluxe Edition for $59.99, which includes a bunch of useful in-game goodies. If you want to go all-in, the Collector’s Edition ($209.99) includes the base game, digital goodies, a physical artbook, the soundtrack, and a unique Final Fantasy Trading Card Game card.The plot revolves around Rain, a Grandshelt knight, his adoptive brother Lasswell, and the mysterious Fina as they work to defend the world’s crystals from Veritas of the Dark. Their adventure takes them all over the Lapis world, via villages, optional dungeons, and shrines that unlock additional Visions and some extremely cool memory cutscenes, all set in a big open overworld region that you may explore for free.


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  • One system, three play modes: TV, Tabletop, and Handheld


The story is based on the first major arc of the mobile game Final Fantasy Brave Exvius. Lancarse and Synthese have essentially recreated the entire thing from the ground up, rather than simply throwing it on a console and calling it good. The end result is a full-fledged console RPG that fits well into the series. When you need to travel, you can do so on foot, chocobo, or airship, and there are numerous destinations to visit across multiple continents.

Final Fantasy Resonance Screenshot
You’ll solve dungeon puzzles and complete side missions to help fill out the world. The transition from the mobile version’s node-based map to full-fledged open world movement gives the game a nice big Final Fantasy vibe without losing sight of the fundamental crystal conflict plot.

Final Fantasy Resonance Screenshot
Combat centers on a group of four, with a helpful timeline indicating when each character’s next move will happen. Do something big or make the right move, and you can move one of your characters’ turns a bit later down the line, so timing is essential. Each character has a Vision to use, which is a form of ghost fighter with strength from several Final Fantasy games, and these things level up on their own. The verified Visions include Warrior of Light, Terra, Cloud, Zidane, Shantotto, and Y’shtola, among others.

Final Fantasy Resonance Screenshot
Enemies have a stagger meter that fills up faster when you strike them where it counts. A fully staggered foe takes more damage and gives the party extra turns. When every enemy on the field staggers at once, the equipped Visions trigger a coordinated Resonance Attack shown in a short CG sequence. Fina can also call Espers for powerful summon moves, while Limit Bursts deliver big individual damage once the meter fills.

Final Fantasy Resonance Screenshot
The game also looks amazing, with realistic pixel sprites set against rich, layered backdrops that create a beautiful blend of old and new. Places feel deep and real, with proper lighting and shadow placement, and the overall experience makes you feel as if you’re actually there. The music has several familiar tracks from Brave Exvius as well as 33 brand new compositions created particularly for this game.
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I‘ve had some awesome mobile mice in my time, but I can’t wait to travel with the Logitech Mobi Fold

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  • Logitech unveils a brand new folding mouse
  • The Mobil Fold is small and durable
  • It promises more than a month of battery life

I’ve had all manner of computer mice over the years, but by far my favorite is a travel mouse. They come in so many different shapes, sizes, and configurations. I fondly remember a promotional USB travel mouse, perhaps no bigger than my thumb, that featured a spring-loaded retractable cable. When that died after multiple road trips, I switched to a Microsoft Surface Arc Bluetooth travel mouse. It was darn near perfect. In travel mode, it was flat, and when you wanted to use it, you bent it to a perfect, palm-hugging curve. That one died after years of business travel.

So you can imagine my excitement when Logitech showed me its new Mobi Fold ($79.99 / $119.99CAD/€79.99 / £69.99). As the name suggests, it is a truly foldable Bluetooth travel mouse.

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The Patriot 4K UHD SteelBook Review: Mel Gibson’s Revolutionary War Epic Still Has Teeth

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After Independence Day, director Roland Emmerich and producer Dean Devlin could have easily kept feeding the multiplex more flag-waving alien carnage. Instead, with Robert Rodat’s Saving Private Ryan pedigree tempering the “U-S-A!” machinery, The Patriot became something more grounded, darker, and far better researched than anyone had reason to expect. It is still historical fiction with Hollywood fingerprints all over it, but compared to the glorious cheese fountain of ID4, this is a far more serious and satisfying story about American grit, personal loss, and the ugly cost of revolution.

Mel Gibson’s Benjamin Martin is not based on one specific individual but a composite of militia who fought so bravely to win our freedom from Great Britain some two-and-a-half centuries ago. As a veteran of the French and Indian War, specifically “the wilderness campaign,” he’s not only witnessed but perpetrated unspeakable horrors and is reluctant to see his people thrust into another bloody conflict. But when the war comes for him and his family, this expert in guerilla warfare answers the call and helps turn the tide. Beyond the relatively minor indignities such as the Tea Act Monopoly, the Stamp Act and the Writs of Assistance, we’re shown the atrocities visited upon the colonists by the British forces, a brutality born of arrogance, and it’s hard not to be invested in the struggle by the climactic battle.

5-the-patriot-movie-versions
My collection of The Patriot discs on DVD and Blu-ray.

A quick glance over my left shoulder at the shelf marked M through Z tells me that, damn, I must really like this movie. I’ve owned The Patriot on five different five-inch discs (see photo), and that was before Sony dropped its new and improved SteelBook 4K edition, once again serving up both the R-rated theatrical cut and the longer unrated version. On the 2018 UHD disc release, just the theatrical cut was in Atmos and 4K, but only in HDR10, with the unrated version in 1080p/5.1. This SteelBook set now offers both cuts each on its own BD-100 platter, in 4K, Dolby Vision and Dolby Atmos, with breathtaking cover artwork by Paul Shipper.

Say what you like about ol’ Mad Max here, but he is one intense thespian, and his closeups convey his grief, his conviction, and the inner demons that fuel Martin’s resolve. Not every shot is razor-sharp, but nonetheless it looks like we’re watching the Revolutionary War, the roll-up and the aftermath through an immaculate window. A light, consistent layer of film grain accentuates the 2.39:1 image, and the high dynamic range delivers consummate detail in the many period-authentic low-light scenes, illuminated by candles, fireplaces or campfires. Even the glisten of a brocaded epaulet is preserved. Whether through the use of filters, magic hour scheduling or post-production wizardry, Caleb Deschanel’s Oscar-nominated cinematography has an enticing golden glow, and the colors are significantly upgraded from the 2018 4K, with only the slightest perceptible drop in picture and sound quality at the inserts within the unrated cut.

Subtle LFE for hoofbeats and fireworks early in the story lull us into false resignation, until the realities of warfare are fully unleashed. Showoff scenes don’t come much better than Gabriel’s rescue–this is the one I routinely use to test speakers, in particular my surrounds and sub–conveniently located at the start of Chapter 5 on the theatrical version, 36:42 into the film. Our vantage point shifts frequently amid the chaos but the hard placement of off-camera voices keeps us in the middle of the action, with frequent booming gunshots all around. (I plan to watch it again after this review publishes, just because.) The whiz and impact of cannonballs are also outstanding. The active overhead channels bring a wonderful sense of spaciousness throughout, and dialogue scenes that proved challenging on past editions are now crystal-clear. The Patriot boasts a John Wiliams score, lesser-known despite its Oscar nomination, and it amplifies the excitement exponentially.

The extras are all ported from past editions, some dating back almost 26 years, spread across the two platters. The theatrical version carries an enjoyable Emmerich/Devlin audio commentary in addition to brisk featurettes about the production and the historical fact. Interestingly, the comprehensive deleted scenes section–13 minutes total with optional commentary–is located on the unrated disc, even though most of that footage has been integrated back into the movie to create the longer cut. Also on this disc are vignettes devoted to the visual effects and concept art.

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The timing of the new The Patriot 4K SteelBook is curious, too late for Memorial Day and too early for The Fourth, but take it from me: This one would make a terrific Father’s Day gift. (Father’s Day feature incoming, but this one deserved its own review.) With top scores for the movie, audio and video, this one gets our highest recommendation.

Movie Details

  • STUDIO: Sony Pictures Home Entertainment
  • FORMAT: Ultra HD 4K Blu-ray (June 9, 2026)
  • THEATRICAL RELEASE YEAR: 2000
  • ASPECT RATIO: 2.39:1
  • HDR FORMATS: Dolby Vision, HDR10
  • AUDIO FORMAT: Dolby Atmos with TrueHD 7.1 core
  • LENGTH: 165/175 mins.
  • MPAA RATING: R/Unrated
  • DIRECTOR: Roland Emmerich
  • STARRING: Mel Gibson, Heath Ledger, Jason Isaacs, Chris Cooper, Tchéky Karyo, Joely Richardson

Our Ratings

★★★★★★★★★★ Movie

★★★★★★★★★★ Picture

★★★★★★★★★★ Sound

★★★★★★★★★★ Extras

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Report warns ‘potentially lethal’ knock-off phone chargers sold on Amazon Haul, B&Q and eBay can electrocute and even explode

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  • Which? discovers ‘potentially lethal’ phone chargers are being sold by major retailers
  • Cheap chargers pose serious risks of fire, electric shock and more
  • Consumer group demands stricter government regulation

British consumer watchdog Which? has revealed many of the third-party phone chargers available to consumers could present “potentially lethal” risks – and they’re often hidden in plain sight.

Nine of the 15 chargers tested by Which? posed serious electric shock risks, while eight also presented potential fire or explosion hazards, but more worryingly, many were available from popular and trustworthy high-street and online retailers like Amazon, B&Q and Debenhams.

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Rivian R2 First Drive Reveals Strong Performance and Genuine Off-Road Skills at an Attainable Price

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Rivian R2 First Drive
Rivian engineers took everything they learned from the larger R1 models and applied it to a vehicle sized for more people and more driveways. The result is the R2, a two-row electric SUV that starts well below sixty thousand dollars for loaded early versions and dips into the mid-forties for simpler single-motor models arriving next year. That pricing alone sets it apart from bigger adventure-focused rivals while still delivering real capability.



The body looks just like you’d expect from a car with a specific function, with no unnecessary frills and a nice, boxy form that declares its intent without being too huge for its own good. At 186 inches long, it’s around the size of a Honda CR-V in terms of footprint, but its stretched-out wheelbase makes it feel a little longer. The ground clearance is 9.6 inches, and the approach and departure angles are adequate for off-road adventures.

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Stepping inside, you get the idea that the cabin is a huge open space with useful touches all over. The back seats provide ample leg and headroom and are exceptionally comfortable even on extended trips. The materials used are an excellent mix of nice everyday goods and some very smart eco-friendly choices, such as birch trim created from repurposed birch and a headliner built from ocean-rescued plastic. There are also spacious door pockets for holding water bottles, and the rear liftgate glass lowers to make loading heavier items easier.

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The controls are one of the car’s most noticeable elements. There is a large, wide touchscreen that handles all of the normal features like as navigation, media, and vehicle settings, and it responds rapidly. You also get two huge halo dials on the steering wheel that allow you to change the climate, radio, drive modes, mirrors, and other settings with a few twists, pushes, pulls, or tilts. This strategy immediately became popular among reviewers, who considered it more user-friendly than scrolling menus while driving. One thing they needed was smartphone mirroring, but the native apps fulfill the most of your demands, and the interface is constantly updated with new features.


Under the hood, there’s an 88-kilowatt-hour battery and some extremely efficient motors. The top dual-motor Performance model generates 656 horsepower and accelerates to 60 mph in 3.6 seconds flat. Acceleration is powerful and immediate, but never uncomfortable. With 350 horsepower, the single-motor rear-wheel-drive car is a great option for people seeking for something a little more efficient. If you’re curious about how far you’ll get on a charge, the car’s range can reach 345 miles on the most efficient settings, thanks to its extraordinarily light weight (about 5,000 pounds) and sophisticated aerodynamic architecture that decreases the drag coefficient to 0.3.


Charging is quite speedy, with up to 230 kilowatts charging the battery from 10% to 80% in around 29 minutes under optimum conditions. You can also do bidirectional charging of up to 11 kilowatts, which allows you to power tools or even transmit electricity back to your home when the power goes out. Production of these things has already begun at Rivian’s plant in Normal, Illinois, with the intention of delivering the higher trims to clients this summer first.

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Re-Enable All Compute Units On The PS5-like BC-250 Cryptomining Card

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The custom APU at the core of Sony’s PlayStation 5 hasn’t just been quietly powering these game consoles, but also made their way onto cryptomining cards around 2023 which are called the BC-250. The APUs on these boards differ from the one found in the PS5 most notably by having two out of eight CPU cores disabled, along with many compute units (CUs) of the iGPU. Now apparently it seems that you can re-enable these CUs per instructions by [duggasco] if you’re feeling adventurous.

The BC-250's AMD APU in all its glory. (Credit: Lowest Logan, YouTube)
The BC-250’s AMD APU in all its glory. (Credit: Lowest Logan, YouTube)

As stated in the project’s README, BC-250 boards come with only 24 out of 40 CUs enabled, but this is not a permanent (e-fuse) thing. Instead you can write to two hardware registers during the GPU driver initialization, something which can be added to for example the Linux kernel module parameters.

Since many of these APUs likely had cores and CUs disabled due to them failing QA during PS5 APU manufacturing, there’s a good chance that some of the CUs truly are bad. Yet as we saw with the AMD Phenom II X3 with a supposedly bad fourth core back in the day, sometimes demand for the ‘defective’ part is high enough that good parts get mixed in as well.

Thus people like [Lowest Logan] decided to give it a shot, demonstrating the use of the patch with Bazzite Linux on a BC-250 system. After a reboot the system does indeed list 40 CUs as being enabled, and running Furmark shows a big boost in performance without any glitches or fire. There is of course thermal throttling, but that is due to the default cooling solution not being designed for running it at full blast.

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Incidentally the real PS5 has only 36 active CUs, so this technically makes these unlocked APUs more powerful. With the water cooling solution demonstrated by [Lowest Logan] the thermal throttling is also resolved, showing that you can get a pretty nice gaming system out of these old cryptomining boards if you happen to win the silicon lottery.

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What Makes Edtech Work for Students [Infographic]

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Even the most well-intentioned edtech can fall short if it does not meet students where they are. After several years studying the usability of edtech for teachers, the research team at ISTE+ASCD turned its attention to students — examining how the technical and pedagogical design of digital tools shapes their learning experiences.

In partnership with In Tandem and Sesame Workshop, researchers spoke with high school students across the United States to understand how they actually use edtech in real learning contexts. The findings identify five areas that matter most to students and offer guidance for educators and product designers seeking tools that are intuitive, meaningful and engaging.

Click here to see the full infographic .

A full framework and guidance for edtech buyers and product providers will be released in 2026.

This article was sponsored by ISTE+ASCD and produced by the Solutions Studio team.

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Fingertip-Sized 1:150 Scale Matchbox Toyota ProBox You Can Actually Drive by Remote Control

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Mini Matchbox Toyota ProBox RC Car Micro
Diorama111 released a fresh build just days ago that shows what happens when extreme miniaturization meets real remote control hardware. He started with an ordinary KATO 1/150 scale Toyota ProBox, the kind of plastic model that sits on N-gauge train layouts or display shelves. Most builders stop at painting and weathering. He kept going until the little van could roll under its own power, steer on command, and light up properly in both directions.



The finished model is only a few centimeters long, but at true scale, it is roughly 150th the size of a real Toyota ProBox. The exterior still looks like it just came off the production line, but everything inside had to be modified just to fit. This entailed designing new parts, modifying old ones, or just building them from scratch to allow for movement and electronics to fit within. Power is supplied by a tiny lithium-polymer cell measuring 9 by 9 by 4 millimeters. It sits on top of a custom control board and provides power to the complete arrangement. The duration is purposefully brief, just long enough to test it on a tabletop or in a diorama before it needs to be recharged quickly via the underside connectors.

A DC motor in the back propels the vehicle, and watch gears are used to slow it down significantly, allowing it to move at a suitable rate for its size. A brass-bushed axle is used to reduce friction, resulting in smooth acceleration and excellent control at low speeds. As a result, when observed from above, it looks to be moving steadily rather than bouncing about haphazardly.

Mini Matchbox Toyota ProBox 1:150 Scale RC Car
Steering was a challenge because the conventional solution would not have worked. So a second DC motor was added to drive a lead screw, and a rod-and-linkage system was adapted to convert linear motion into front wheel spin. Two photoreflector sensors continuously monitor the motor shaft and screw, providing feedback to the controller so that it knows exactly where the wheels are and can give true proportional steering rather than just on/off. This all fits into the compact chassis, leaving room for the battery and receiver.

Mini Matchbox Toyota ProBox 1:150 Scale RC Car
The radio signal is sent via infrared because a small surface-mount IR receiver module is contained within the body. The matching handheld transmitter contains two analog joysticks that provide you independent control over the throttle and steering. It appears delicate enough to execute figure-eights, smooth turns, and faultless parking on a cutting mat. Lighting only adds to the illusion, with a few tiny surface-mount LEDs concealed beneath the headlight and taillight lenses. A hair-thin magnet wire runs through the roof and body, transferring power without adding mass. The headlights turn on as you go forward. When you change into reverse, the rear lights brighten. Direction sensing guarantees that the lights function in the same way as a full-size car does.

Mini Matchbox Toyota ProBox 1:150 Scale RC Car
Building this micro car required a great deal of patience because each stage required extreme focus. The interior was removed to provide way for the construction process, and each mechanical part had to be precisely positioned and tested before being altered repeatedly until everything fit together neatly while still leaving room for the batteries and cables. The underside of the chassis contains terminals for charging the battery and reprogramming the controller, making it possible to do so without disassembling anything.
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This 4.4-Millimeter Robot Switches Between Five Surgical Tasks in Under a Second

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NTU 5-in-1 Surgical Micro Robot
NTU researchers spent seven years building a magnetic robot just 4.4 millimeters long. The compact machine performs five surgical functions through external control alone. It travels across soft tissue, cuts when required, dispenses medicine, gathers samples, and creates localized heat. Work on the project took place in the School of Mechanical and Aerospace Engineering under Associate Professor Lum Guo Zhan.



Nicholas Yong Wei Foo, a PhD student, led the project’s hands-on development. Alumni and regulars, including Dr. Chelsea Shan Xian Ng and Yu Xuan Yeoh, made substantial contributions during the design and testing phases. The researchers published their findings in Advanced Materials after being funded by NTU funds, A*STAR, and the NHG Health group. NTUitive has received a technology disclosure and is poised to proceed. Almost every other magnetic robot of this size can only perform one or two tricks; this one can perform five, owing to a programmable core module.

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The module’s magnetic state can be changed with a few external coils; just magnetize, demagnetize, or reverse the direction, and each condition corresponds to a specific tool or action. The innovative aspect is that zones in the body are designed to only illuminate active areas while leaving the rest dark. According to tests, a complete flip takes less than a second. Getting around is the first trick, but it is far from the only one. This robot can crawl on soft, uneven ground that replicates surfaces found deep within the body. It can also rotate along its long axis, which is important for achieving perfect alignment when things become tight or the surface starts to slope and fold. There’s also a blade that pops out for cutting, and in lab tests, it effortlessly sliced through chicken liver and gelatin models, or at least models designed to imitate the inside of a human.

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NTU 5-in-1 Surgical Micro Robot
When it comes to medicine delivery, the robot’s dispensing arm simulates drug delivery by using preloaded particles. The operator merely needs to maneuver it to the right spot and then press the release. The robot collects samples by utilizing a gripper to grab and secure tissue until it is ready for laboratory analysis. Test results showed that the gripper performed effectively on the models tested.

NTU 5-in-1 Surgical Micro Robot
Then there’s heat generation, which is a different magnetic process that warms up a small region by creating high-frequency alternating fields that force the particles inside to warm up. The idea is that this might be used for targeted therapy, raising the temperature in a specific area without damaging the surrounding tissue.

NTU 5-in-1 Surgical Micro Robot
The robot’s body is a clever combination of two flexible silicones, PDMS and Ecoflex, with magnetic particles that are barely five micrometers across. It has just enough give to bend and twist as needed while yet preserving enough shape to complete the task. Because there are no batteries, wires, or electronics inside the robot, all guidance and tool activation occurs from the outside. Because the robot is designed to be tiny and simple, all commands are given from the doctor’s control station.

Lab studies on actual biological samples showed that the design choices worked successfully. The robot completed all of the tasks on the samples, and subsequent tests comparing the materials to human skin cells found that more than 99% of the cells were still alive and active, which is optimistic for future development. According to Associate Professor Lum, most magnetic robots this size can only do one or two tasks.
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The Digital Accessibility Deadline Is Here. Schools Aren’t Ready.

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A big civil rights deadline that impacts schools and vendors will hit this month.

Federal law has required accessibility for people with disabilities for decades, says Glenda Sims, chief information accessibility officer at Deque Systems, a company that specializes in digital accessibility.

But two years ago, the federal government finally gave schools a way to measure whether their websites, mobile apps and digital content were accessible under law when it released a “final rule.”

In essence, the final rule updated 2024 Title II of the Americans with Disabilities Act, a federal law concerning equal opportunity, setting out standards for public institutions around website and mobile app accessibility. When the deadline was put in place, disability experts told EdSurge that the rules provided clarity for schools and edtech vendors, and also set a ticking clock for when they would have to make changes. The rule set varying deadlines for school districts and state and local governments — in April 2026 or April 2027, based on population size.

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On April 24, the first deadline will hit. By then, institutions have to make their web content and mobile apps comply with Level AA of the Web Content Accessibility Guidelines (WCAG) 2.1, a widely recognized accessibility standard that includes accommodations such as a minimum contrast ratio and a requirement for audio descriptions.

But with the well-advertised deadline just days away, schools are well behind schedule.

Some advocates worry that digital accessibility is being swept up in broader political trends. So, what happens when the deadline hits?

Not Ready for Prime Time

Only 14 percent of districts had completed the accessibility updates required by law, according to a survey from the National School Public Relations Association released last December. The survey also found fewer than half of districts prioritized digital accessibility or had procedures for vetting vendor accessibility, which is required by the rule.

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It’s not just about course content, but also the apps that a school may use, says Sambhavi Chandrashekar, global accessibility lead at D2L, a company that runs a widely used learning management system. “I doubt if a single K-12 district in the U.S. or anywhere else has an inventory today of all the web apps and forms and content that they have that are not accessible,” Chandrashekar says.

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Figuring that out requires performing an audit, which most schools likely haven’t done and which can be expensive, she adds.

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At EdSurge’s request, AAAtraq, a company that sells disability-related legal compliance services, surveyed around 20 of the largest schools across a number of states — in California, Colorado, Florida, Illinois, New York, Texas and Washington state. Many school websites and online PDFs failed along “basic accessibility fundamentals,” based on a benchmark the company uses to assess legal exposure. Alt text was missing, there was not enough color contrast and many websites didn’t have an accessibility statement, the company reports. The company found that 88 percent received an “F,” the lowest possible grade.

The company uses AI in its assessments, which do not cover all of the WCAG technical guidelines, and its assessment was meant only as rough barometer. In some cases, the use of AI in accessibility is controversial.

“Title II should have been a wake up call,” said AAAtraq CEO Lawrence Shaw in an emailed comment, referring to the major disability law behind the “final rule.” Yet many schools, including some of the largest in the country, have left themselves open to legal action.

Digital Exhaustion

Schools’ relationship to technology has also changed since two years ago, from rushing to embrace it to trying to limit it.

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These days, beset by digital exhaustion and regret over the reach of tech into children’s lives, schools have sought to restrict screens in schools.

But it’s important for schools and lawmakers to distinguish between meaningful tech and doomscrolling on social media, says Luis Pérez, senior director of disability and accessibility for CAST, a digital access advocacy group. Students are under more pressure to manage their own attention, Pérez says, but those with disabilities and multilingual learners rely on certain digital tools, such as text-to-speech and adjustable text sizing to navigate daily learning. When used correctly, digital tools that expand accessibility can foster a sense of belonging, especially for underrepresented groups.

He worries that screen time laws that lump all screens together could make digital accessibility harder.

K-12 schools may be having the toughest time. Universities are usually more prepared for digital accessibility than state or local governments, which run K-12 public schools, says Sims of Deque. That’s partly because students with disabilities represent a more identifiable group in universities and that allows them to advocate for accommodation, she says.

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These schools are heavily reliant on vendors for accessibility, Sims says.

It doesn’t help that there’s uncertainty at the moment.

Old Rules, New Rulers

While the accessibility deadline is still in place, the intentions of the federal government have become murky.

Last year, the Department of Justice signaled that it might issue a new “interim final rule” that would impact the deadline. And recently, the Office of Information and Regulatory Affairs — a federal agency that is usually not involved with accessibility — has been holding meetings on the rule, as “credible rumors” have circulated that the rule is in danger of getting delayed or scrapped.

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Yet, the federal government has not publicly released information about its intentions, according to Jarret Cummings, senior adviser for policy and public relations at Educause.

The Office of Information and Regulatory Affairs did not immediately respond to a question from EdSurge about whether a delay is expected.

However, some documents related to the meetings are publicly accessible, giving a glimpse into what they are hearing.

A group representing more than 800 Minnesota cities argued in written testimony that none of the Minnesota cities that would be impacted by the rule are fully compliant with the law. The letter states that the cost of compliance would squeeze small government budgets. In a similar argument, testimony from the National Association of Counties estimated that it would cost small counties about $32,000 to fix problems with accessibility on their sites, and large counties as much as $700,000.

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Cummings’ organization, Educause, has also argued that two years was not enough time for most higher-ed institutions to make changes. It suggested that the government alter the timeline.

In contrast, Mark Riccobono, president of the National Federation of the Blind, testified that the rulemaking process has been ongoing for decades, with ample time for comment. The bill represents a compromise that clarifies rules, while reducing the burden of those under the law by providing exceptions and generous timelines, Riccobono argued.

Politically, the national mood has changed since the rule was issued a couple of years ago.

The affiliation of accessibility with diversity, equity and inclusion has politically backfired under the Trump administration. The administration has shredded grants it has identified with “radical” DEI ideology, and mass firings have gutted agencies like the Education Department, which the administration is actively trying to dismantle.

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For students with disabilities, it means that there’s no guarantee of federal support, even when a federal complaint is filed.

“I would say that so many of the places that were reasonably staffed… have been reduced to almost bare bones, nothing. And so even if there are complaints coming in, there’s no way to truly handle them,” says Sims, of Deque.

Indeed, mass firings have led to 90 percent of all student civil rights complaints, including from students with disabilities, being dismissed by the federal government in the second half of last year, according to a nonpartisan government watchdog report published in January.

In the absence of federal help, people with disabilities have turned to the courts. There were more than 3,000 accessibility lawsuits filed in federal court last year, according to legal analysis of court data.

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Long-term Goals

Pérez of CAST maintains that advocates should keep on track, focusing on long-term strategy, no matter what happens at the federal level. Accessibility benefits everyone, regardless of their background or disability status, he says.

Sims, of Deque, has also made a “business case” for considering accessibility during the design of products, suggesting that as schools embrace accessibility, the vendors that can show they build accessibility into their products will be rewarded.

Some hope that artificial intelligence tools will help students with disabilities access information on their own, and point toward tools like Aira, an AI tool that aids in remote video interpretation for people with visual impairment.

But even there, disability law experts insist that the federal rule hasn’t actually changed. “The rule is the rule until it isn’t,” wrote Lainey Feingold in early March.

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