170 Ang Mo Kio Avenue 4
170 Ang Mo Kio Avenue 4 is a commercial building in District 20 · Ang Mo Kio, 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 170 Ang Mo Kio Avenue 4?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 20 · Ang Mo Kio
- Address
- —
- Land area
- 2,223 sqm
- Completed
- 1980 (HDB Property Information)
- Storeys
- 10 (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 170 Ang Mo Kio Avenue 4
170 Ang Mo Kio Avenue 4 is a mixed-use building in Ang Mo Kio (District 20). It is located along Ang Mo Kio Avenue 4, Singapore 560170.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 2,223 sqm of land with about 169,134 sqm of gross floor area.
12 businesses are currently registered at this address with ACRA.
The nearest MRT is Mayflower MRT, 283 m away (about a 4-minute walk). The closest bus stop (Mayflower Stn Exit 2) is 136 m away (about a 2-minute walk). Jubilee Square is 1.3 km away.
What is 170 Ang Mo Kio Avenue 4 zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 170 Ang Mo Kio Avenue 4 rent for?
Retail space — District 20 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 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 170 Ang Mo Kio Avenue 4
- 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 170 Ang Mo Kio Avenue 4?
- 12 Oct 2016ApprovedAdditions & alterations
Proposed additions & alterations to existing public housing development (ang mo kio town n'hood 1 contracts 14 & 15) blocks 170 to 176 with new consumer switch rooms & electrical substation at ang mo kio avenue 4 (home improvement programme)
- 27 May 2015RenewedContinued use as eating house
Continued use of the 1st storey shop (no 37) as eating house
- 24 Dec 2013RenewedContinued use as eating house
Continued use of the 1st storey pet shop as eating house at 35 teck chye terrace
- 14 May 2013ApprovedAdditions & alterations
Proposed construction of resident corner at block 170 on lot mk18-19402t ang mo kio ave 4(ang mo kio planning area)
- 12 Apr 2012RenewedContinued use as eating house
Continued use of the 1st storey shop (no 37) as eating house
- 15 Dec 2010ApprovedAdditions & alterations
Proposed additions & alterations to existing public housing development, blocks 170, 172 to 182 with new lifts/lift lobbies at ang ko kio avenue 4/5 (lift upgrading programme)
- 12 Jun 2009ApprovedAdditions & alterations
Proposed addition of hard court in front of blk 170 lot 11926w mk18 ang mo kio ave 4 (ang mo kio 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$54.50 per unit).
What do commercial rents run near 170 Ang Mo Kio Avenue 4?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ 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 170 Ang Mo Kio Avenue 4?
Getting around
- Mayflower MRT283 m · ~4 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 170 Ang Mo Kio Avenue 4
nearest MRT/LRT Mayflower (TE6) 73 m, about 27,000 taps a weekday; bus stops within 400 m: 12, about 20,000 taps a weekday; Ang Mo Kio: 48,180 resident workers (Census 2020, by workplace); about 58,000 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.
Stations within 1 km
- Mayflower (TE6)73 m · about 27,000 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 170 Ang Mo Kio Avenue 4. Transfers between lines don't tap, so interchanges read low.
Bus
12 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 170/172 Ang Mo Kio Street 13 (HDB)39 mS$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 151 car lots
- Blk 113/114/118 Ang Mo Kio Avenue 4 (HDB)175 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 338 car lots
- Blk 173/176 Ang Mo Kio Avenue 4 (HDB)186 mS$0.60 per half-hour at midday on a weekday · 206 car lots
- Blk 157/163 Ang Mo Kio Avenue 4 (HDB)230 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 561 car lots
- Blk 103/105/107 Ang Mo Kio Street 11 (HDB)285 mS$0.60 per half-hour at midday on a weekday · 81 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, 867 m away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 170 Ang Mo Kio Avenue 4's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 170 Ang Mo Kio Avenue 4?
- Live registrations
- 12
- Registered last 3 years
- 10
- Most common type
- Local Company
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 170 Ang Mo Kio Avenue 4
Where is 170 Ang Mo Kio Avenue 4?⌄
170 Ang Mo Kio Avenue 4 is at Ang Mo Kio Avenue 4, Singapore 560170, in the Ang Mo Kio planning area.
What is 170 Ang Mo Kio Avenue 4 zoned as?⌄
170 Ang Mo Kio Avenue 4 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 170 Ang Mo Kio Avenue 4?⌄
No caveats have been lodged for 170 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 170 Ang Mo Kio Avenue 4?⌄
Mayflower MRT is the closest, 283 m away (about a 4-minute walk).
How many businesses are registered at 170 Ang Mo Kio Avenue 4?⌄
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 170 Ang Mo Kio Avenue 4.
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