420 Ang Mo Kio Avenue 10
420 Ang Mo Kio Avenue 10 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 10 live company registrations at this address.
What are the key facts about 420 Ang Mo Kio Avenue 10?
- 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
- 58,394 sqm
- Completed
- 1979 (HDB Property Information)
- Storeys
- 12 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 10
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 420 Ang Mo Kio Avenue 10
420 Ang Mo Kio Avenue 10 is a mixed-use building in Ang Mo Kio (District 20). It is located along Ang Mo Kio Avenue 10, Singapore 560420.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 58,394 sqm of land with about 182,192 sqm of gross floor area.
10 businesses are currently registered at this address with ACRA.
The nearest MRT is Ang Mo Kio MRT, 676 m away (about a 11-minute walk). The closest bus stop (Blk 420) is 90 m away (about a 1-minute walk). AMK Hub is 710 m away (about a 11-minute walk).
What is 420 Ang Mo Kio Avenue 10 zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 420 Ang Mo Kio Avenue 10 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 420 Ang Mo Kio Avenue 10
- 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 420 Ang Mo Kio Avenue 10?
- 12 Dec 2018ApprovedAdditions & alterations
Proposed additions & alterations to existing public housing development blocks 411 to 421 with upgrading of existing refuse chutes / chambers at ang mo kio avenue 10 (installation of pneumatic waste conveyance system)
- 7 Aug 2017ApprovedAdditions & alterations
Proposed construction of pavilion with bbq pits at open space near blk 415a and upgrading of senior citizens corner with toilet facilities at blk 418 ang mo kio ave 10 on lot 16967l mk 18
- 8 Jan 2014ApprovedAdditions & alterations
Proposed construction of drop-off point & low linkway at blk 414 ang mo kio ave 10 on lot 16967l mk 18
- 16 Nov 2007ApprovedAdditions & alterations
Prop amendment to appd a& a to exisiting public housing devt blks 411 to 421 with new covered linkways, drop-off porches & general landscaping works at ang mo kio n4 c3 & c4 07141m, 07142w, 07143v, 07145t, 07146a, 09369w, 14883t
- 26 Jul 2005ApprovedAdditions & alterations
Proposed amendments to approved additions & alterations to existing public housing development with new covered linkways� drop-off porches & general landscaping works (mup)
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$54.50 per unit).
What do commercial rents run near 420 Ang Mo Kio Avenue 10?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ 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 420 Ang Mo Kio Avenue 10?
Getting around
- Ang Mo Kio MRT676 m · ~11 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 420 Ang Mo Kio Avenue 10
nearest MRT/LRT Ang Mo Kio (NS16) 609 m, about 91,000 taps a weekday; bus stops within 400 m: 6, about 17,000 taps a weekday; Ang Mo Kio: 48,180 resident workers (Census 2020, by workplace); about 72,000 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
- Ang Mo Kio (NS16)609 m · about 91,000 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 420 Ang Mo Kio Avenue 10. Transfers between lines don't tap, so interchanges read low.
Bus
6 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 407/410/421 Ang Mo Kio Avenue 10 (HDB)200 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 938 car lots
- Blk 352A Ang Mo Kio Street 32 (HDB)262 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 643 car lots
- Blk 436/443/445 Ang Mo Kio Street 43 (HDB)287 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 639 car lots
- Blk 330/337 Ang Mo Kio Avenue 8 (HDB)298 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 560 car lots
- Blk 340 Ang Mo Kio Street 32 (HDB)378 mS$0.60 per half-hour at midday on a weekday · 93 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: Serangoon Garden Estat E, 1.5 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 420 Ang Mo Kio Avenue 10's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 420 Ang Mo Kio Avenue 10?
- Live registrations
- 10
- Registered last 3 years
- 9
- 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 420 Ang Mo Kio Avenue 10
Where is 420 Ang Mo Kio Avenue 10?⌄
420 Ang Mo Kio Avenue 10 is at Ang Mo Kio Avenue 10, Singapore 560420, in the Ang Mo Kio planning area.
What is 420 Ang Mo Kio Avenue 10 zoned as?⌄
420 Ang Mo Kio Avenue 10 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 420 Ang Mo Kio Avenue 10?⌄
No caveats have been lodged for 420 Ang Mo Kio Avenue 10 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 420 Ang Mo Kio Avenue 10?⌄
Ang Mo Kio MRT is the closest, 676 m away (about a 11-minute walk).
How many businesses are registered at 420 Ang Mo Kio Avenue 10?⌄
10 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 420 Ang Mo Kio Avenue 10.
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