322 Serangoon Road
322 Serangoon Road is a commercial building in District 8 · Kallang, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. 1 transaction is on record since 1995, most recently in Jun 2002. ACRA records 2 live company registrations at this address.
What are the key facts about 322 Serangoon Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 3.0
- Tenure
- Not on record
- District / Area
- District 8 · Kallang
- Address
- 322 Serangoon Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 2
About 322 Serangoon Road
322 Serangoon Road is a commercial property in Kallang (District 08). It is located along Serangoon Road, Singapore 218109.
Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3.
1 transaction has been recorded here, at a median of S$951 psf. The most recent was in June 2002.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Farrer Park MRT, 213 m away (about a 3-minute walk). The closest bus stop (Opp Farrer Pk Stn) is 114 m away (about a 2-minute walk).
What is 322 Serangoon Road zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 3.0
What has 322 Serangoon Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jun 2002 | Shop House | S$1.40M | 1,471 sqft | $951 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 322 Serangoon Road rent for?
Retail space on Serangoon Road
Street level · 2026Q3S$ per sq ft per month · median -18.4% on a year earlier
URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
Office space on Serangoon Road
Street level · 2026Q3S$ per sq ft per month · median +20.8% on a year earlier
URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
Retail space — District 8 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 8 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 322 Serangoon Road
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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 322 Serangoon Road?
- 24 Oct 2002ApprovedAdditions & alterations
Additions & alterations involving covering of open area at 1st storey of existing 2 storey building
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$54.50 per unit).
How does Serangoon Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 322 Serangoon Road?
Indicative area yield — District 8 retail
An INDICATIVE AREA yield for District 8 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 8 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $67.76 | $96.11 | $143.21 |
| Level 1 · 30 & Below | $76.14 | $92.59 | $171.04 |
| B1 & Below · 30 & Below | $90.68 | $93.21 | $137.37 |
| Level 2 & 3 · >30 - 100 | $46.15 | $61.63 | $86.96 |
| Level 1 · >30 - 100 | $73.94 | $90.91 | $97.19 |
| B1 & Below · >30 - 100 | $82.17 | $88.77 | $163.62 |
| Level 1 · >100 - 300 | $59.57 | $69.55 | $95.87 |
| Level 2 & 3 · >100 - 300 | $43.92 | $47.03 | $64.17 |
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 322 Serangoon Road?
Getting around
- Farrer Park MRT213 m · ~3 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 322 Serangoon Road
nearest MRT/LRT Farrer Park (NE8) 69 m, about 57,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 7, about 23,000 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 39,000 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
- Farrer Park (NE8)69 m · about 57,000 weekday taps
- Jalan Besar (DT22)657 m · about 21,000 weekday taps
- Little India (NE7 / DT12)708 m · about 55,000 weekday taps
- Rochor (DT13)834 m · about 22,000 weekday taps
- Bendemeer (DT23)889 m · about 11,000 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 322 Serangoon Road. Transfers between lines don't tap, so interchanges read low.
Bus
7 bus stops within 400 m, with about 23,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 678 Perumal Road (HDB)138 mS$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 171 car lots
- Verdun Rd Off St (URA)147 mS$0.60 per half-hour at midday on a weekday · 18 car lots
- Birch Rd (URA)161 mS$0.60 per half-hour at midday on a weekday · 14 car lots
- Lembu Rd (URA)185 mS$0.60 per half-hour at midday on a weekday · 19 car lots
- Verdun Rd (URA)193 mS$0.60 per half-hour at midday on a weekday · 7 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.
Public car parks only, by straight-line distance, with the operator's published rates. 322 Serangoon Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 322 Serangoon Road?
- Accommodation and food services2
- Administrative and support services0
- Arts, entertainment and recreation0
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. ACRA, as of 2026-09-16.
Frequently asked questions about 322 Serangoon Road
Where is 322 Serangoon Road?⌄
322 Serangoon Road is at 322 Serangoon Road, Singapore 218109, in the Kallang planning area.
What is 322 Serangoon Road zoned as?⌄
322 Serangoon Road sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.
What have units at 322 Serangoon Road sold for?⌄
Across 1 recorded transaction, the median price is S$951 psf. The latest was in June 2002.
What is the nearest MRT station to 322 Serangoon Road?⌄
Farrer Park MRT is the closest, 213 m away (about a 3-minute walk).
How many businesses are registered at 322 Serangoon Road?⌄
2 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 322 Serangoon Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.