419 Hougang Avenue 8
419 Hougang Avenue 8 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 1 live company registration at this address.
What are the key facts about 419 Hougang Avenue 8?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 19 · Hougang
- Address
- —
- Land area
- 48,065 sqm
- Completed
- 1988 (HDB Property Information)
- Storeys
- 13 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 1
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 419 Hougang Avenue 8
419 Hougang Avenue 8 is a mixed-use building in Hougang (District 19). It is located along Hougang Avenue 8, Singapore 530419.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 48,065 sqm of land with about 134,582 sqm of gross floor area.
15 businesses are currently registered at this address with ACRA.
The nearest MRT is Hougang MRT, 603 m away (about a 9-minute walk). The closest bus stop (Blk 434) is 117 m away (about a 2-minute walk). Hougang Mall is 421 m away (about a 7-minute walk).
What is 419 Hougang Avenue 8 zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 419 Hougang Avenue 8 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 419 Hougang Avenue 8
- 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 419 Hougang Avenue 8?
- 29 May 2024Agency worksAdditions & alterations
Proposed additions and alterations to existing hdb public housing layout with new switch rooms, expanded switch rooms, new police equipment rooms and expansion of existing electrical substation at blk 427 ess and blk 431 ess at hougang ave 6 blocks 422 to 432, hougang ave 8 blocks 417 to 419, 433 & 434, hougang ave 10 blocks 420 & 421
- 2 May 2024ApprovedAdditions & alterations
Proposed neighbourhood renewal programme (nrp) batch 11 for blocks 417 to 434 hougang avenue 6/8/10 on lots 06305v and 09452p sl (hdb) mk22 for aljunied-hougang town council
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$54.50 per unit).
What do commercial rents run near 419 Hougang Avenue 8?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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 419 Hougang Avenue 8?
Getting around
- Hougang MRT603 m · ~9 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 419 Hougang Avenue 8
nearest MRT/LRT Hougang (NE14) 509 m, about 62,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 12, about 17,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 86,000 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
- Hougang (NE14)509 m · about 62,000 weekday taps
- Buangkok (NE15)741 m · about 51,000 weekday taps
- Ranggung (SE5)926 m · 6,244 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 419 Hougang Avenue 8. Transfers between lines don't tap, so interchanges read low.
Bus
12 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 417-434 Hougang Avenue 6/8/10 (HDB)113 mS$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 837 car lots
- Blk 414-416 Hougang Avenue 10 (HDB)202 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 85 car lots
- Blk 435A Hougang Avenue 8 (HDB)210 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 387 car lots
- Blk 401-413, 460-463 Hougang Avenue 10 (HDB)231 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 705 car lots
- Blk 435-458 Hougang Avenue 6/8 (HDB)296 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 776 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: Service Rd (Jln Kelulu T), 2.3 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 419 Hougang Avenue 8's own car park, if it has one, and its charges are not in the open data.
Who's registered at 419 Hougang Avenue 8?
- Professional, scientific and technical services1
- Wholesale and retail trade0
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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.
Frequently asked questions about 419 Hougang Avenue 8
Where is 419 Hougang Avenue 8?⌄
419 Hougang Avenue 8 is at Hougang Avenue 8, Singapore 530419, in the Hougang planning area.
What is 419 Hougang Avenue 8 zoned as?⌄
419 Hougang Avenue 8 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 419 Hougang Avenue 8?⌄
No caveats have been lodged for 419 Hougang Avenue 8 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 419 Hougang Avenue 8?⌄
Hougang MRT is the closest, 603 m away (about a 9-minute walk).
How many businesses are registered at 419 Hougang Avenue 8?⌄
15 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 419 Hougang Avenue 8.
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