238 Serangoon Avenue 2
238 Serangoon Avenue 2 is a commercial building in District 19 · Serangoon, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 5 live company registrations at this address.
What are the key facts about 238 Serangoon Avenue 2?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 19 · Serangoon
- Address
- —
- Land area
- 1,872 sqm
- Completed
- 1984 (HDB Property Information)
- Storeys
- 11 (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 238 Serangoon Avenue 2
238 Serangoon Avenue 2 is a mixed-use building in Serangoon (District 19). It is located along Serangoon Avenue 2, Singapore 550238.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 1,872 sqm of land with about 187,683 sqm of gross floor area.
5 businesses are currently registered at this address with ACRA.
The nearest MRT is Serangoon MRT, 529 m away (about a 8-minute walk). The closest bus stop (Blk 238) is 88 m away (about a 1-minute walk). Nex is 478 m away (about a 8-minute walk).
What is 238 Serangoon Avenue 2 zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 238 Serangoon Avenue 2 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 238 Serangoon Avenue 2
- 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 238 Serangoon Avenue 2?
- 24 Oct 2016ApprovedAdditions & alterations
Proposed amendment to approved additions and alterations to the existing hdb public housing layout at blocks 238 to 246 & electrical sub-station on lots 09708w, 09709v, 09706c, 10765p, 10766t, 10761c, 10762m, 10763w, 10767a & 17754p mk18 at serangoon avenue 2 and serangoon avenue 3, serangoon central (serangoon planning area)
- 1 Oct 2004ApprovedAdditions & alterations
Proposed additions & alterations to existing public housing development blks 238 to 243� 245 & 246 with new lifts�covered linkways & drop-off porch at serangoon central c6 & c7(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$54.50 per unit).
What do commercial rents run near 238 Serangoon Avenue 2?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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 238 Serangoon Avenue 2?
Getting around
- Serangoon MRT529 m · ~8 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 238 Serangoon Avenue 2
nearest MRT/LRT Serangoon (NE12/CC13) 396 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 16,000 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 47,000 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
- Serangoon (NE12 / CC13)396 m · about 119,000 weekday taps
- Lorong Chuan (CC14)511 m · about 18,000 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 238 Serangoon Avenue 2. Transfers between lines don't tap, so interchanges read low.
Bus
10 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 238A Serangoon Avenue 2 (HDB)59 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 591 car lots
- Blk 238/246 Serangoon Avenue 3 (HDB)85 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 425 car lots
- Blk 231/237 Serangoon Avenue 3 (HDB)155 mS$0.60 per half-hour at midday on a weekday · 187 car lots
- Blk 301/319 Serangoon Avenue 2 (HDB)177 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 674 car lots
- Blk 253/254 Serangoon Central Drive (HDB)210 mS$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 185 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: Lim Tua Tow Area, 896 m away, S$80/month.
Public car parks only, by straight-line distance, with the operator's published rates. 238 Serangoon Avenue 2's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 238 Serangoon Avenue 2?
- Live registrations
- 5
- Registered last 3 years
- 2
- 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 238 Serangoon Avenue 2
Where is 238 Serangoon Avenue 2?⌄
238 Serangoon Avenue 2 is at Serangoon Avenue 2, Singapore 550238, in the Serangoon planning area.
What is 238 Serangoon Avenue 2 zoned as?⌄
238 Serangoon Avenue 2 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 238 Serangoon Avenue 2?⌄
No caveats have been lodged for 238 Serangoon Avenue 2 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 238 Serangoon Avenue 2?⌄
Serangoon MRT is the closest, 529 m away (about a 8-minute walk).
How many businesses are registered at 238 Serangoon Avenue 2?⌄
5 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 238 Serangoon Avenue 2.
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