1 Lorong Lew Lian
1 Lorong Lew Lian is a commercial building in District 19 · Serangoon, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 8 live company registrations at this address.
What are the key facts about 1 Lorong Lew Lian?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 19 · Serangoon
- Address
- —
- Land area
- 2,013 sqm
- Completed
- 1977 (HDB Property Information)
- Storeys
- 14 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 8
No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.
About 1 Lorong Lew Lian
1 Lorong Lew Lian is a mixed-use building in Serangoon (District 19). It is located along Lorong Lew Lian, Singapore 531001.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 2,013 sqm of land with about 107,223 sqm of gross floor area.
8 businesses are currently registered at this address with ACRA.
The nearest MRT is Serangoon MRT, 287 m away (about a 4-minute walk). The closest bus stop (Opp Blk 1) is 73 m away (about a 1-minute walk). Nex is 339 m away (about a 5-minute walk).
What is 1 Lorong Lew Lian zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 1 Lorong Lew Lian rent for?
Retail space — District 19 retail
Region band · 2026Q3S$ 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 19 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 1 Lorong Lew Lian
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
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 1 Lorong Lew Lian?
- 3 May 2012ApprovedAdditions & alterations
Proposed a & a to extg public housing development blks 1 to 8 with new lifts / lift lobbies at lor lew lian (lup)
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$54.50 per unit).
What do commercial rents run near 1 Lorong Lew Lian?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $63.64 | $104.00 | $295.24 |
| B1 & Below · 30 & Below | $63.48 | $71.43 | $209.95 |
| Level 2 & 3 · 30 & Below | $54.03 | $66.41 | $81.37 |
| B1 & Below · >30 - 100 | $225.40 | $251.63 | $339.38 |
| Level 2 & 3 · >30 - 100 | $201.18 | $241.17 | $307.68 |
| Level 1 · >30 - 100 | $98.95 | $138.38 | $262.23 |
| Level 2 & 3 · >100 - 300 | $201.65 | $214.77 | $221.82 |
| B1 & Below · >100 - 300 | $196.03 | $234.00 | $280.07 |
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 1 Lorong Lew Lian?
Getting around
- Serangoon MRT287 m · ~5 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 1 Lorong Lew Lian
nearest MRT/LRT Serangoon (NE12/CC13) 156 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 15, about 66,000 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 57,000 residents within 1 km (June 2026); 1 other mall 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
- Serangoon (NE12 / CC13)156 m · about 119,000 weekday taps
- Bartley (CC12)910 m · about 19,000 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 1 Lorong Lew Lian. Transfers between lines don't tap, so interchanges read low.
Bus
15 bus stops within 400 m, with about 66,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 2A Lorong Lew Lian (HDB)118 mS$0.60 per half-hour at midday on a weekday · gantry 2 m · 333 car lots
- Blk 415-420 Lorong Lew Lian (HDB)151 mS$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 178 car lots
- Blk 409/414 Serangoon Central/Avenue 1 (HDB)250 mS$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 180 car lots
- Blk 421/427 Serangoon Central/Avenue 1 (HDB)293 mS$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 380 car lots
- Lim Tua Tow Area (URA)346 mseason S$80/month
HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.
Public car parks only, by straight-line distance, with the operator's published rates. 1 Lorong Lew Lian's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 1 Lorong Lew Lian?
- Live registrations
- 8
- Registered last 3 years
- 4
- Most common type
- Sole Proprietorship/ Partnership
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.
Frequently asked questions about 1 Lorong Lew Lian
Where is 1 Lorong Lew Lian?⌄
1 Lorong Lew Lian is at Lorong Lew Lian, Singapore 531001, in the Serangoon planning area.
What is 1 Lorong Lew Lian zoned as?⌄
1 Lorong Lew Lian sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.
Have there been any recorded transactions at 1 Lorong Lew Lian?⌄
No caveats have been lodged for 1 Lorong Lew Lian in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.
What is the nearest MRT station to 1 Lorong Lew Lian?⌄
Serangoon MRT is the closest, 287 m away (about a 4-minute walk).
How many businesses are registered at 1 Lorong Lew Lian?⌄
8 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.
The facts are here — now get the verdict on 1 Lorong Lew Lian.
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