CommercialCOMMERCIAL & RESIDENTIALDistrict 19 · Serangoon

154 Serangoon North Avenue 1

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

154 Serangoon North Avenue 1 is a commercial building in District 19 · Serangoon, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. 7 units are currently listed for sale or rent. ACRA records 13 live company registrations at this address.

The facts are here — now get the verdict on 154 Serangoon North Avenue 1.

Ask PropKaki

What are the key facts about 154 Serangoon North Avenue 1?

Key takeaway154 Serangoon North Avenue 1 is a commercial building in District 19 · Serangoon, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 19 · Serangoon
Address: —
Land area: 41,661 sqm
Completed: 1986 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: Suburban
Listed as: Shop / Shophouse, Other Retail
Transactions on record: None recorded
Live listings: 7
ACRA registrations: 13

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 154 Serangoon North Avenue 1

154 Serangoon North Avenue 1 is a commercial building in Serangoon (District 19). It is located along Serangoon North Avenue 1, Singapore 550154.

Under the URA Master Plan it sits on land zoned commercial & residential.

It occupies roughly 41,661 sqm of land.

61 businesses are currently registered at this address with ACRA.

The closest bus stop (Blk 516) is 92 m away (about a 1-minute walk). Hougang 1 is 941 m away (about a 15-minute walk).

What is 154 Serangoon North Avenue 1 zoned as?

Key takeaway154 Serangoon North Avenue 1 sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at 154 Serangoon North Avenue 1 rent for?

Key takeawayNo rent is published for 154 Serangoon North Avenue 1 itself. On its street, Serangoon North Avenue 1, retail space rented at a median of $10.89 psf a month in 2023Q4, with the middle half of leases between $9.99 and $11.57. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Serangoon North Avenue 1

Street level · 2023Q4

25th pct

$9.99

$107.50 psm

Median

$10.89

$117.22 psm

75th pct

$11.57

$124.58 psm

S$ 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 · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 psm

S$ 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 154 Serangoon North Avenue 1

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

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.

How fast units move at 154 Serangoon North Avenue 1

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for rent; 3 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 154 Serangoon North Avenue 1?

Key takeawayURA has approved 3 changes of use at 154 Serangoon North Avenue 1 since 2000, most recently in 2002. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

4 Nov 2019ApprovedFloor 1
Additions & alterations
Proposed additions and alterations to the existing hdb shophouse development involving demolition of existing rc staircase and retention of rc slab over existing staircase void to unit #01-XX
16 Sept 2019Agency works
Additions & alterations
Proposed additions & alterations to existing public housing development blocks 151 to 154 on lot 17032x mk18 at serangoon north ave 1/2 (home improvement programme)
9 May 2017Approved
Additions & alterations
Proposed construction of 2 nos. new electrical sub-stations, modification of existing sub-station and new common switch rooms at blocks 121 to 127, 135 to 148, 151, 151a, 152, 152a, 152b, 153, 153a & 154 serangoon north avenue 1 / 2
31 May 2002ApprovedFloor 1
Change of use
Proposed use of part of unit #01-XX for pet grooming service
15 Apr 2002ApprovedFloor 1
Change of use to pet shop
Change of use of part of the 1st storey shop unit #01-XX to pet shop
15 Feb 2001ApprovedFloor 1
Change of use to pet shop
Change of use of the 1st storey shop unit #01-XX to pet shop

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 154 Serangoon North Avenue 1?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

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 available at 154 Serangoon North Avenue 1 right now?

Key takeaway7 units are currently listed at 154 Serangoon North Avenue 1 — 3 for sale and 4 for rent. One row per unit; several agents often market the same unit.

For sale (3)

154 Serangoon North Avenue 1, 550154S$3.08M · 1,454 sqft
154 Serangoon North Avenue 12 agentsS$2.28M · 645 sqft
⭐ Prime Corner Shophouse @ Serangoon North ⭐S$2.17M · 645 sqft

For rent (4)

154 Serangoon North Avenue 1, 550154S$3k/mo · 120 sqft
154 Serangoon North Avenue 1, 550154S$3k/mo · 220 sqft
1/2 Shophouse for rent @ Serangoon North Ave 1 No GSTS$4k/mo · 200 sqft
Serangoon North Avenue 1 Block 154 #01-44XS$4k/mo · 190 sqft

Browse every listing at this building →

What is near 154 Serangoon North Avenue 1?

Amenities nearby

NTUC Fairprice Co-operative Ltd · 38 mThe Healer Clinic & Surgery · 40 mBlk 516 · 92 mPlace Of Worship · 116 mThe Serangoon Community Club · 119 mEducational Institution · 265 mHougang 1 · 941 mChomp Chomp Food Centre · 983 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 154 Serangoon North Avenue 1

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Kovan, 1.7 km away. 22 public car parks are within 500 m.

Foot traffic: busier than 30% of retail buildings

no MRT/LRT within 1 km (nearest Kovan, 1.7 km); bus stops within 400 m: 13, about 34,000 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 49,000 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.

Bus

13 bus stops within 400 m, with about 34,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 151/154 Serangoon North Avenue 1/2 (HDB)27 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 194 car lots
Blk 514/520 Serangoon North Avenue 4 (HDB)165 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 187 car lots
Blk 113-125, 142-148 Serangoon North Avenue 1 (HDB)200 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m
Blk 150 Serangoon North Avenue 2 (HDB)232 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 281 car lots
Blk 512A Serangoon North Avenue 4 (HDB)236 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 361 car lots

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, 834 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 154 Serangoon North Avenue 1's own car park, if it has one, and its charges are not in the open data.

Who's registered at 154 Serangoon North Avenue 1?

Key takeaway13 live companies (and LLPs and branches; sole proprietors are not counted) list 154 Serangoon North Avenue 1 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
6
Transportation and storage
1
Administrative and support services
1
Accommodation and food services
1
Information and communications
1
Financial and insurance
1
Health and social services
1
Other services
1
Manufacturing
0
Construction
0

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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 154 Serangoon North Avenue 1

Where is 154 Serangoon North Avenue 1?⌄

154 Serangoon North Avenue 1 is at Serangoon North Avenue 1, Singapore 550154, in the Serangoon planning area.

What is 154 Serangoon North Avenue 1 zoned as?⌄

154 Serangoon North Avenue 1 sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 154 Serangoon North Avenue 1?⌄

No caveats have been lodged for 154 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 154 Serangoon North Avenue 1?⌄

61 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.

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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

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.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.