CommercialRESIDENTIALDistrict 23 · Choa Chu Kang

421 Choa Chu Kang Avenue 4

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

421 Choa Chu Kang Avenue 4 is a commercial building in District 23 · Choa Chu Kang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on 421 Choa Chu Kang Avenue 4.

Ask PropKaki

What are the key facts about 421 Choa Chu Kang Avenue 4?

Key takeaway421 Choa Chu Kang Avenue 4 is a commercial building in District 23 · Choa Chu Kang, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 23 · Choa Chu Kang
Address: —
Land area: 26,885 sqm
Completed: 1990 (HDB Property Information)
Storeys: 12 (HDB Property Information)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 6

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 421 Choa Chu Kang Avenue 4

421 Choa Chu Kang Avenue 4 is a mixed-use building in Choa Chu Kang (District 23). It is located along Choa Chu Kang Avenue 4, Singapore 680421.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

It occupies roughly 26,885 sqm of land with about 350,617 sqm of gross floor area.

6 businesses are currently registered at this address with ACRA.

The nearest MRT is South View LRT, 531 m away (about a 8-minute walk). The closest bus stop (Blk 429A CP) is 160 m away (about a 2-minute walk). Lot One is 592 m away (about a 9-minute walk).

What is 421 Choa Chu Kang Avenue 4 zoned as?

Key takeaway421 Choa Chu Kang Avenue 4 sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 421 Choa Chu Kang Avenue 4 rent for?

Key takeawayNo rent is published for 421 Choa Chu Kang Avenue 4 itself. On its street, Choa Chu Kang Avenue 4, retail space rented at a median of $28.63 psf a month in 2026Q3, with the middle half of leases between $23.51 and $57.92. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Choa Chu Kang Avenue 4

Street level · 2026Q3

25th pct

$23.51

$253.01 psm

Median

$28.63

$308.12 psm

75th pct

$57.92

$623.45 psm

S$ per sq ft per month · median -1% on a year earlier

2023Q4 · $303.70 psm2026Q3 · $308.12 psm median

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).

Retail space — District 23 retail

Region band · 2026Q3

25th pct

$22.95

$247.02 psm

Median

$23.77

$255.89 psm

75th pct

$25.51

$274.59 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 23 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 421 Choa Chu Kang Avenue 4

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 do commercial rents run near 421 Choa Chu Kang Avenue 4?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 23 retail

Gross yield (area)

9.6%

8.6% net of property tax

Rent side (median of bands)

$255.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,984 psf

11 sales

An INDICATIVE AREA yield for District 23 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 23 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$301.00	$351.50	$421.39
Level 1 · 30 & Below	$337.00	$386.49	$398.56
Level 4 & Above · >30 - 100	$247.02	$248.59	$265.90
Level 1 · >30 - 100	$146.69	$255.89	$274.59
B1 & Below · >30 - 100	$312.82	$320.00	$323.19
Level 2 & 3 · >30 - 100	$168.47	$207.40	$244.22
Level 1 · >100 - 300	$87.55	$123.10	$164.64

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 421 Choa Chu Kang Avenue 4?

Key takeawayThe nearest MRT/LRT is South View LRT, about 531 m away.

Getting around

South View LRT531 m · ~8 min

Amenities nearby

Educational Institution · 146 mAng Ken Chua · 154 mBlk 429A CP · 161 mThe Premier Medical Clinic · 401 mPlace Of Worship · 413 mSouth View LRT Exit A · 511 mKeat Hong Community Club · 533 mLot One · 592 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 421 Choa Chu Kang Avenue 4

Key takeawayThe nearest station is South View (BP2), 511 m away — a quiet station, with 5,886 taps in and out on an average weekday. 20 public car parks are within 500 m.

Foot traffic: busier than 33% of retail buildings

nearest MRT/LRT South View (BP2) 511 m, about 5,886 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 11, about 14,000 taps a weekday; Choa Chu Kang: 13,144 resident workers (Census 2020, by workplace); about 70,000 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

South View (BP2)511 m · 5,886 weekday taps
Choa Chu Kang (NS4 / BP1)536 m · about 82,000 weekday taps
Keat Hong (BP3)989 m · 8,600 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 421 Choa Chu Kang Avenue 4. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 421/428 Choa Chu Kang Avenue 4 (HDB)33 m
S$0.60 per half-hour at midday on a weekday · 185 car lots
Blk 409/413 Choa Chu Kang Avenue 3 (HDB)130 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 218 car lots
Blk 429, 438-441 Choa Chu Kang Avenue 4 (HDB)191 m
S$0.60 per half-hour at midday on a weekday · 931 car lots
Blk 414-420 Choa Chu Kang Avenue 4 (HDB)191 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 326 car lots
Blk 429A Choa Chu Kang Avenue 4 (HDB)202 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m

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 (Choa Chu K Ang Ave 1), 752 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 421 Choa Chu Kang Avenue 4's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 421 Choa Chu Kang Avenue 4?

Key takeawayACRA records 6 live company registrations at this address, 3 of them in the last three years.

Live registrations: 6
Registered last 3 years: 3
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 421 Choa Chu Kang Avenue 4

Where is 421 Choa Chu Kang Avenue 4?⌄

421 Choa Chu Kang Avenue 4 is at Choa Chu Kang Avenue 4, Singapore 680421, in the Choa Chu Kang planning area.

What is 421 Choa Chu Kang Avenue 4 zoned as?⌄

421 Choa Chu Kang Avenue 4 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 421 Choa Chu Kang Avenue 4?⌄

No caveats have been lodged for 421 Choa Chu Kang Avenue 4 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 421 Choa Chu Kang Avenue 4?⌄

South View LRT is the closest, 531 m away (about a 8-minute walk).

How many businesses are registered at 421 Choa Chu Kang Avenue 4?⌄

6 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.

For agents · in the PropKaki app

The facts are here — now get the verdict on 421 Choa Chu Kang Avenue 4.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about 421 Choa Chu Kang Avenue 4 — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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.

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, 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.