CommercialCOMMERCIAL & RESIDENTIALDistrict 19 · Hougang

44 Yio Chu Kang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2011

Quick Summary

44 Yio Chu Kang Road is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. 2 transactions are on record since 1995, most recently in Jul 2011. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 44 Yio Chu Kang Road.

Ask PropKaki

What are the key facts about 44 Yio Chu Kang Road?

Key takeaway44 Yio Chu Kang Road is a commercial building in District 19 · Hougang, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 19 · Hougang
Address: 44 Yio Chu Kang Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

About 44 Yio Chu Kang Road

44 Yio Chu Kang Road is a commercial property in Hougang (District 19). It is located along Yio Chu Kang Road, Singapore 545557.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

2 transactions have been recorded here, at a median of S$972 psf. The most recent was in July 2011.

The nearest MRT is Serangoon MRT, 783 m away (about a 12-minute walk). The closest bus stop (Opp S'goon Swim Cplx) is 23 m away (about a 0-minute walk).

What is 44 Yio Chu Kang Road zoned as?

Key takeaway44 Yio Chu Kang Road sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 44 Yio Chu Kang Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jul 2011 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2011	Shop House	S$1.91M	1,605 sqft	$1,190
Dec 1997	Shop House	S$1.21M	1,605 sqft	$754

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 44 Yio Chu Kang Road rent for?

Key takeawayNo rent is published for 44 Yio Chu Kang Road itself. On its street, Yio Chu Kang Road, retail space rented at a median of $7.79 psf a month in 2026Q3, with the middle half of leases between $6.13 and $8.79. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Yio Chu Kang Road

Street level · 2026Q3

25th pct

$6.13

$65.95 psm

Median

$7.79

$83.81 psm

75th pct

$8.79

$94.57 psm

S$ per sq ft per month · median -9.7% on a year earlier

2023Q2 · $72.41 psm2026Q3 · $83.81 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).

Office space on Yio Chu Kang Road

Street level · 2026Q1

25th pct

—

— psm

Median

$3.42

$36.84 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

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 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 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 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 44 Yio Chu Kang Road

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's been approved at 44 Yio Chu Kang Road?

Key takeawayURA has approved 2 changes of use at 44 Yio Chu Kang Road since 2000, most recently in 2021. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

26 May 2026Renewed
Continued use as takeaway foodshop
Continued use of single storey shop as takeaway foodshop
24 Apr 2023Renewed
Continued use as takeaway foodshop
Continued use of single storey shop as takeaway foodshop
8 Jun 2021Approved
Change of use to takeaway foodshop
Proposed change of use of single storey shop to takeaway foodshop
23 Jan 2020Renewed
Continued use as massage establishment
Continued use of the single storey shop as massage establishment (cat 1 me)
2 Mar 2018Renewed
Continued use as massage establishment
Continued use of the single storey shop as massage establishment (cat 1 me)
15 Feb 2016Renewed
Continued use as health centre
Continued use of the single storey shop as health centre (cat 1 me)
27 Feb 2014Approved
Change of use to health centre
Proposed change of use of the single storey shop to health centre (cat 1 me) at 44 yio chu kang road (hougang planning area)
18 Apr 2011Renewed
Continued use as motorcycle showroom
Continued use of the single-storey shop as a motorcycle showroom
6 May 2010Renewed
Continued use as motorcycle showroom
Continued use of the single-storey shop as a motorcycle showroom
7 May 2009Renewed
Continued use as motorcycle showroom
Continued use of the 1st storey shop as motorcycle showroom
17 Apr 2008Renewed
Continued use as motorcycle showroom
Continue use of the 1st storey shop as motorcycle showroom
21 May 2007Renewed
Continued use as motorcycle showroom
Continued use of the single-storey shop as motorcycle showroom

7 earlier change-of-use and A&A decisions are on record since 2000.

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 Yio Chu Kang Road price?

Key takeawayAcross 10 strata sales on Yio Chu Kang Road in the last 5 years, the median is $2,127 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,127

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 44 Yio Chu Kang Road?

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

Indicative area yield — District 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

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 44 Yio Chu Kang Road?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 783 m away — and 2 competing retail premisess operate nearby.

Getting around

Serangoon MRT783 m · ~12 min

Amenities nearby

Opp S'goon Swim Cplx · 23 mPlace Of Worship · 164 mComfort Clinic & Surgery · 255 mBoundary Road Park · 346 mHotel · 442 mEducational Institution · 547 mSerangoon MRT Exit C · 747 mBraddell Heights Community Club · 843 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Thong Chew Food Industries Pte Ltd · 28 mNex · 794 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 44 Yio Chu Kang Road

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 748 m away — one of the busiest stations, with about 119,000 taps in and out on an average weekday. 8 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 26% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 748 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 9,800 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 52,000 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)748 m · about 119,000 weekday taps
Kovan (NE13)988 m · about 48,000 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 44 Yio Chu Kang Road. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with 9,800 boardings and alightings on an average weekday.

Public car parks within 500 m

Lim Tua Tow Rd (URA)281 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Simon Road-Kovan Road Area (URA)288 m
season S$90/month
Blk 211-222 Serangoon Avenue 4 (HDB)324 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 722 car lots
Blk 201/210 Serangoon Central (HDB)345 m
S$0.60 per half-hour at midday on a weekday · 558 car lots
Lim Tua Tow Rd Off St (URA)375 m
S$0.60 per half-hour at midday on a weekday · 39 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.

Public car parks only, by straight-line distance, with the operator's published rates. 44 Yio Chu Kang Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 44 Yio Chu Kang Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 44 Yio Chu Kang Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
0
Health and social services
0

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 44 Yio Chu Kang Road

Where is 44 Yio Chu Kang Road?⌄

44 Yio Chu Kang Road is at 44 Yio Chu Kang Road, Singapore 545557, in the Hougang planning area.

What is 44 Yio Chu Kang Road zoned as?⌄

44 Yio Chu Kang Road sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What have units at 44 Yio Chu Kang Road sold for?⌄

Across 2 recorded transactions, the median price is S$972 psf. The latest was in July 2011.

What is the nearest MRT station to 44 Yio Chu Kang Road?⌄

Serangoon MRT is the closest, 783 m away (about a 12-minute walk).

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

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.

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 PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), 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.