109 Serangoon North Avenue 1
109 Serangoon North Avenue 1 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 14 live company registrations at this address.
What are the key facts about 109 Serangoon North Avenue 1?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 19 · Serangoon
- Address
- —
- Land area
- 2,516 sqm
- Completed
- 1984 (HDB Property Information)
- Storeys
- 13 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 14
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 109 Serangoon North Avenue 1
109 Serangoon North Avenue 1 is a mixed-use building in Serangoon (District 19). It is located along Serangoon North Avenue 1, Singapore 550109.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 2,516 sqm of land with about 323,056 sqm of gross floor area.
14 businesses are currently registered at this address with ACRA.
The closest bus stop (Blk 112) is 161 m away (about a 2-minute walk). Hougang 1 is 1.2 km away (about a 19-minute walk).
What is 109 Serangoon North Avenue 1 zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 109 Serangoon North Avenue 1 rent for?
Retail space on Serangoon North Avenue 1
Street level · 2023Q4S$ per sq ft per month
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).
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 109 Serangoon North Avenue 1
- 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 109 Serangoon North Avenue 1?
- 9 May 2019Agency worksAdditions & alterations
Proposed addition and alteration works and conversion of existing education centre to senior care centre and existing 1st storey void deck to senior care extension on lot 09378n mk 18 at block 109 serangoon north avenue 1
- 14 Jan 2008ApprovedAdditions & alterations
Proposed addition/alteration to the existing public housing development, blocks 109 to 120 with new lifts/lift lobbies, covered linkway, drop-off porches & general landscaping works at serangoon north c2 & c3(pt)
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$54.50 per unit).
What do commercial rents run near 109 Serangoon North Avenue 1?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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 109 Serangoon North Avenue 1?
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 109 Serangoon North Avenue 1
no MRT/LRT within 1 km (nearest Kovan, 1.9 km); bus stops within 400 m: 5, about 19,000 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 41,000 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.
Bus
5 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 109/112 Serangoon North Avenue 1 (HDB)29 mS$0.60 per half-hour at midday on a weekday
- Blk 101/108 Serangoon North Avenue 1 (HDB)70 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m
- Blk 113,115,117,118,120,121 Serangoon North Avenue 1 (HDB)205 mS$0.60 per half-hour at midday on a weekday
- Blk 157 Serangoon North Avenue 1 (HDB)255 mS$0.60 per half-hour at midday on a weekday
- Blk 113-125, 142-148 Serangoon North Avenue 1 (HDB)289 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m
HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.
Nearest URA season parking: Brighton Crescent, 729 m away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 109 Serangoon North Avenue 1's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 109 Serangoon North Avenue 1?
- Live registrations
- 14
- Registered last 3 years
- 3
- 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 109 Serangoon North Avenue 1
Where is 109 Serangoon North Avenue 1?⌄
109 Serangoon North Avenue 1 is at Serangoon North Avenue 1, Singapore 550109, in the Serangoon planning area.
What is 109 Serangoon North Avenue 1 zoned as?⌄
109 Serangoon North Avenue 1 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 109 Serangoon North Avenue 1?⌄
No caveats have been lodged for 109 Serangoon North Avenue 1 in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.
How many businesses are registered at 109 Serangoon North Avenue 1?⌄
14 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 109 Serangoon North Avenue 1.
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