CommercialRESIDENTIALDistrict 19 · Punggol

198 Punggol Field

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

198 Punggol Field is a commercial building in District 19 · Punggol, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.4. ACRA records 11 live company registrations at this address.

The facts are here — now get the verdict on 198 Punggol Field.

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What are the key facts about 198 Punggol Field?

Key takeaway198 Punggol Field is a commercial building in District 19 · Punggol, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.4
Tenure: Not on record
District / Area: District 19 · Punggol
Address: —
Land area: 34,458 sqm
Completed: 2001 (HDB Property Information)
Storeys: 2 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 11

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 198 Punggol Field

198 Punggol Field is a mixed-use building in Punggol (District 19). It is located along Punggol Field, Singapore 820198.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.4.

It occupies roughly 34,458 sqm of land with about 117,158 sqm of gross floor area.

11 businesses are currently registered at this address with ACRA.

The nearest MRT is Cove LRT, 52 m away (about a 1-minute walk). The closest bus stop (Cove Stn Exit B) is 78 m away (about a 1-minute walk). Rivervale Mall is 840 m away (about a 13-minute walk).

What is 198 Punggol Field zoned as?

Key takeaway198 Punggol Field sits on land zoned RESIDENTIAL with a gross plot ratio of 3.4.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.4

Run the full zoning report for this building →

What does space at 198 Punggol Field rent for?

Key takeawayNo street- or building-level rent is published here. Across District 19 retail, retail space rented at a median of $12.67 psf a month in 2026Q3, with the middle half of leases between $9.19 and $20.61. That is not this building's own rent, and never a quote for a particular unit.

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 198 Punggol Field

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 198 Punggol Field?

Key takeawayURA has approved 1 change of use at 198 Punggol Field 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.

25 Mar 2013Approved
Additions & alterations
Proposed addition of 4 nos. of covered linkways at estate block 198 to block 196a, block 196a to bus stop (along punggol field), block 196c to bus stop (along edgefield plains) and block 199 (mscp) to block 199d on lot 01190l mk 21 for pasir ris town council at punggol field
21 Apr 2011Agency works
Additions & alterations
Acknowledgement of plan lodgment submission proposed roof over existing staircase at block 198 punggol field on lot 01190l mk21 (punggol planning area)
26 Sept 2006Approved
Additions & alterations
Proposed construction of covered linkway from block 198 to existing linkway of cove lrt station at punggol field
18 Feb 2002ApprovedFloor 2
Change of use to cake shop
Proposed change of use of shop unit #02-XX to cake 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 198 Punggol Field?

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 near 198 Punggol Field?

Key takeawayThe nearest MRT/LRT is Cove LRT, about 52 m away.

Getting around

Cove LRT52 m · ~1 min

Amenities nearby

Lifeline Punggol Medical Clinic · 7 mCove LRT Exit B · 32 mCove Stn Exit B · 78 mEducational Institution · 100 mPlace Of Worship · 371 mPrime Supermarket Limited? · 435 mRivervale Mall · 840 mPunggol Polyclinic · 843 mBusiness Park · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 198 Punggol Field

Key takeawayThe nearest station is Cove (PE1), 31 m away — a quiet station, with 8,053 taps in and out on an average weekday. 20 public car parks are within 500 m.

Foot traffic: busier than 39% of retail buildings

nearest MRT/LRT Cove (PE1) 31 m, about 8,053 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 13, about 15,000 taps a weekday; Punggol: 9,537 resident workers (Census 2020, by workplace); about 110,000 residents within 1 km (June 2026); 2 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

Cove (PE1)31 m · 8,053 weekday taps
Meridian (PE2)384 m · about 12,000 weekday taps
Damai (PE7)664 m · 8,365 weekday taps
Punggol (NE17 / PTC)713 m · about 91,000 weekday taps
Oasis (PE6)766 m · about 15,000 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 198 Punggol Field. Transfers between lines don't tap, so interchanges read low.

Bus

13 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 196 Punggol Field (HDB)75 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 314 car lots
Blk 199 Punggol Field (HDB)76 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 293 car lots
Blk 101 Punggol Field (HDB)134 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 658 car lots
Blk 178 & 193 Edgefield Plains (HDB)218 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 749 car lots
Blk 105 Edgefield Plains (HDB)267 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 411 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: Jln Kayu Off St, 3.7 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 198 Punggol Field's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 198 Punggol Field?

Key takeawayACRA records 11 live company registrations at this address, 1 of them in the last three years.

Live registrations: 11
Registered last 3 years: 1
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 198 Punggol Field

Where is 198 Punggol Field?⌄

198 Punggol Field is at Punggol Field, Singapore 820198, in the Punggol planning area.

What is 198 Punggol Field zoned as?⌄

198 Punggol Field sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.4.

Have there been any recorded transactions at 198 Punggol Field?⌄

No caveats have been lodged for 198 Punggol Field 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 198 Punggol Field?⌄

Cove LRT is the closest, 52 m away (about a 1-minute walk).

How many businesses are registered at 198 Punggol Field?⌄

11 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.

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.

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), 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.