165 Hougang Avenue 1
165 Hougang Avenue 1 is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 12 live company registrations at this address.
What are the key facts about 165 Hougang Avenue 1?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 19 · Hougang
- Address
- —
- Land area
- 18,321 sqm
- Completed
- 1996 (HDB Property Information)
- Storeys
- 13 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 12
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 165 Hougang Avenue 1
165 Hougang Avenue 1 is a mixed-use building in Hougang (District 19). It is located along Hougang Avenue 1, Singapore 530165.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 18,321 sqm of land with about 51,298 sqm of gross floor area.
12 businesses are currently registered at this address with ACRA.
The closest bus stop (Opp Blk 115) is 222 m away (about a 4-minute walk). Heartland Mall Kovan is 1.1 km away (about a 17-minute walk).
What is 165 Hougang Avenue 1 zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 165 Hougang Avenue 1 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 165 Hougang Avenue 1
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
What do commercial rents run near 165 Hougang Avenue 1?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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 165 Hougang Avenue 1?
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 165 Hougang Avenue 1
no MRT/LRT within 1 km (nearest Kovan, 1.1 km); bus stops within 400 m: 8, about 19,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 33,000 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
8 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 166A Hougang Avenue 1 (HDB)70 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 316 car lots
- Blk 172A Hougang Avenue 1 (HDB)139 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 823 car lots
- Blk 128-137 Lorong Ah Soo (HDB)152 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 602 car lots
- Blk 174A-174D Hougang Avenue 1 (HDB)166 mS$0.60 per half-hour at midday on a weekday · 154 car lots
- Blk 176 Hougang Street 13 (HDB)243 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 288 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, 1.2 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 165 Hougang 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 165 Hougang Avenue 1?
- Live registrations
- 12
- 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 165 Hougang Avenue 1
Where is 165 Hougang Avenue 1?⌄
165 Hougang Avenue 1 is at Hougang Avenue 1, Singapore 530165, in the Hougang planning area.
What is 165 Hougang Avenue 1 zoned as?⌄
165 Hougang 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 165 Hougang Avenue 1?⌄
No caveats have been lodged for 165 Hougang 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 165 Hougang Avenue 1?⌄
12 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 165 Hougang Avenue 1.
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