1023 Upper Serangoon Road
1023 Upper Serangoon Road is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 1 transaction is on record since 1995, most recently in Aug 2011. ACRA records 0 live company registrations at this address.
What are the key facts about 1023 Upper Serangoon Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 3.0
- Tenure
- Freehold
- District / Area
- District 19 · Hougang
- Address
- 1023 Upper Serangoon Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- Suburban
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About 1023 Upper Serangoon Road
1023 Upper Serangoon Road is a commercial property in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 534761.
Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.
The site is freehold.
1 transaction has been recorded here, at a median of S$2,496 psf. The most recent was in August 2011.
The nearest MRT is Kovan MRT, 423 m away (about a 7-minute walk). The closest bus stop (Opp Glad Tidings Ch) is 42 m away (about a 1-minute walk).
What is 1023 Upper Serangoon Road zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 3.0
What has 1023 Upper Serangoon Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Aug 2011 | Shop House | S$6.60M | 2,645 sqft | $2,496 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 1023 Upper Serangoon Road rent for?
Retail space on Upper Serangoon Road
Street level · 2026Q3S$ per sq ft per month · median +12.1% on a year earlier
URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
Office space on Upper Serangoon Road
Street level · 2026Q3S$ per sq ft per month · median -41.1% on a year earlier
URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
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 1023 Upper Serangoon Road
- 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 1023 Upper Serangoon Road?
URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.
Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.
- 19 Dec 2023RenewedContinued use as educational institution
Continued use of the existing 4-storey commercial cum residential building as educational institution
- 21 Dec 2020RenewedContinued use as educational institution
Continued use of the existing 4-storey commercial cum residential building as educational institution
- 31 Dec 2017RenewedContinued use as educational institution
Continued use of the existing 4-storey commercial cum residential building as educational institution
- 14 Jan 2015RenewedContinued use as educational institution
Continued use of the existing 4-storey commercial cum residential building as educational institution at 1023 upper serangoon road (hougang planning area)
- 28 Feb 2012ApprovedAdditions & alterations
Proposed change of use of the existing 4-storey with attic residential cum commercial building to educational institution (hougang planning area)
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$54.50 per unit).
How does Upper Serangoon Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 1023 Upper Serangoon Road?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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 1023 Upper Serangoon Road?
Getting around
- Kovan MRT423 m · ~7 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 1023 Upper Serangoon Road
nearest MRT/LRT Kovan (NE13) 408 m, about 48,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 22,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 58,000 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
- Kovan (NE13)408 m · about 48,000 weekday taps
- Hougang (NE14)967 m · about 62,000 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 1023 Upper Serangoon Road. Transfers between lines don't tap, so interchanges read low.
Bus
7 bus stops within 400 m, with about 22,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Upp Serangoon Rd (URA)56 mS$0.60 per half-hour at midday on a weekday · 13 car lots
- Simon Rd Service Rd (URA)246 mS$0.60 per half-hour at midday on a weekday · 10 car lots
- Blk 373A Hougang Street 31 (HDB)271 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 1,020 car lots
- Blk 703-706,711-712 Hougang Avenue 2 (HDB)353 mS$0.60 per half-hour at midday on a weekday · 220 car lots
- Blk 211-212 Hougang Street 21 (HDB)360 mS$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 73 car lots
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.
Nearest URA season parking: Simon Road-Kovan Road Area, 1.4 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 1023 Upper Serangoon Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 1023 Upper Serangoon Road?
- Arts, entertainment and recreation0
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 1023 Upper Serangoon Road
Where is 1023 Upper Serangoon Road?⌄
1023 Upper Serangoon Road is at 1023 Upper Serangoon Road, Singapore 534761, in the Hougang planning area.
What is 1023 Upper Serangoon Road zoned as?⌄
1023 Upper Serangoon Road sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.
What is the tenure of 1023 Upper Serangoon Road?⌄
1023 Upper Serangoon Road is freehold.
What have units at 1023 Upper Serangoon Road sold for?⌄
Across 1 recorded transaction, the median price is S$2,496 psf. The latest was in August 2011.
What is the nearest MRT station to 1023 Upper Serangoon Road?⌄
Kovan MRT is the closest, 423 m away (about a 7-minute walk).
The facts are here — now get the verdict on 1023 Upper Serangoon Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
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