CommercialCOMMERCIAL & RESIDENTIALDistrict 20 · Ang Mo Kio

159 Ang Mo Kio Avenue 4

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

159 Ang Mo Kio Avenue 4 is a commercial building in District 20 · Ang Mo Kio, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on 159 Ang Mo Kio Avenue 4.

Ask PropKaki

What are the key facts about 159 Ang Mo Kio Avenue 4?

Key takeaway159 Ang Mo Kio Avenue 4 is a commercial building in District 20 · Ang Mo Kio, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 20 · Ang Mo Kio
Address: —
Land area: 1,369 sqm
Completed: 1981 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 5

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 159 Ang Mo Kio Avenue 4

159 Ang Mo Kio Avenue 4 is a commercial building in Ang Mo Kio (District 20). It is located along Ang Mo Kio Avenue 4, Singapore 560159.

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

It occupies roughly 1,369 sqm of land with about 132,395 sqm of gross floor area.

15 businesses are currently registered at this address with ACRA.

The nearest MRT is Mayflower MRT, 521 m away (about a 8-minute walk). The closest bus stop (Opp Blk 155) is 146 m away (about a 2-minute walk). Jubilee Square is 942 m away (about a 15-minute walk).

What is 159 Ang Mo Kio Avenue 4 zoned as?

Key takeaway159 Ang Mo Kio Avenue 4 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 159 Ang Mo Kio Avenue 4 rent for?

Key takeawayNo street- or building-level rent is published here. Across District 20 retail, retail space rented at a median of $21.19 psf a month in 2026Q3, with the middle half of leases between $12.24 and $31.36. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 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 20 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 159 Ang Mo Kio Avenue 4

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.

What's been approved at 159 Ang Mo Kio Avenue 4?

Key takeawayURA's planning decisions at 159 Ang Mo Kio Avenue 4 since 2000 are below. 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.

30 May 2001Approved
Additions & alterations
Proposed additions & alterations to neighbourhood centre (n1) for blocks 157 to 160, 162 and 163 for ang mo kio yishun town council (old lots 72sl and 10003sl 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 159 Ang Mo Kio Avenue 4?

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

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

An INDICATIVE AREA yield for District 20 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 20 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$133.15	$188.46	$400.81
B1 & Below · 30 & Below	$619.37	$706.67	$790.91
B1 & Below · >30 - 100	$297.17	$316.52	$350.31
Level 1 · >30 - 100	$70.71	$96.43	$227.01
Level 2 & 3 · >30 - 100	$130.42	$267.72	$324.88
Level 1 · >100 - 300	$68.64	$87.36	$129.01

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 159 Ang Mo Kio Avenue 4?

Key takeawayThe nearest MRT/LRT is Mayflower MRT, about 521 m away.

Getting around

Mayflower MRT521 m · ~8 min

Amenities nearby

C Y Kok Clinic & Surgery · 68 mCold Storage Singapore (1983) Pte Ltd · 79 mBlks 160/162 Ang Mo Kio Ave 4 · 82 mOpp Blk 155 · 146 mMayflower Crescent Pg · 233 mPlace Of Worship · 243 mMayflower MRT Exit 3 · 301 mEducational Institution · 326 mAng Mo Kio Polyclinic · 649 mYio Chu Kang Community Club · 747 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 159 Ang Mo Kio Avenue 4

Key takeawayThe nearest station is Mayflower (TE6), 301 m away — a moderately busy station, with about 27,000 taps in and out on an average weekday. 13 public car parks are within 500 m.

Foot traffic: busier than 28% of retail buildings

nearest MRT/LRT Mayflower (TE6) 301 m, about 27,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 12,000 taps a weekday; Ang Mo Kio: 48,180 resident workers (Census 2020, by workplace); about 64,000 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

Mayflower (TE6)301 m · about 27,000 weekday taps
Yio Chu Kang (NS15)940 m · about 45,000 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 159 Ang Mo Kio Avenue 4. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 157/163 Ang Mo Kio Avenue 4 (HDB)164 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 561 car lots
Blk 150/156 Ang Mo Kio Avenue 5 (HDB)173 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 280 car lots
Blk 177/182 Ang Mo Kio Avenue 4 (HDB)203 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 309 car lots
Blk 104C Ang Mo Kio Street 11 (HDB)369 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 234 car lots
Blk 613A Ang Mo Kio Avenue 4 (HDB)371 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 632 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: Sembawang Hill Estate, 1.3 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 159 Ang Mo Kio Avenue 4's own car park, if it has one, and its charges are not in the open data.

Who's registered at 159 Ang Mo Kio Avenue 4?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list 159 Ang Mo Kio Avenue 4 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Construction
1
Professional, scientific and technical services
1
Education
1
Financial and insurance
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 159 Ang Mo Kio Avenue 4

Where is 159 Ang Mo Kio Avenue 4?⌄

159 Ang Mo Kio Avenue 4 is at Ang Mo Kio Avenue 4, Singapore 560159, in the Ang Mo Kio planning area.

What is 159 Ang Mo Kio Avenue 4 zoned as?⌄

159 Ang Mo Kio Avenue 4 sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 159 Ang Mo Kio Avenue 4?⌄

No caveats have been lodged for 159 Ang Mo Kio Avenue 4 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 159 Ang Mo Kio Avenue 4?⌄

Mayflower MRT is the closest, 521 m away (about a 8-minute walk).

How many businesses are registered at 159 Ang Mo Kio Avenue 4?⌄

15 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.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

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, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, 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.