CommercialCOMMERCIAL & RESIDENTIALDistrict 20 · Ang Mo Kio

446 Ang Mo Kio Avenue 10

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

446 Ang Mo Kio Avenue 10 is a commercial building in District 20 · Ang Mo Kio, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. 1 unit is currently listed for sale. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on 446 Ang Mo Kio Avenue 10.

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What are the key facts about 446 Ang Mo Kio Avenue 10?

Key takeaway446 Ang Mo Kio Avenue 10 is a commercial building in District 20 · Ang Mo Kio, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 20 · Ang Mo Kio
Address: —
Land area: 1,126 sqm
Completed: 1979 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: Suburban
Listed as: Shop / Shophouse
Transactions on record: None recorded
Live listings: 1
ACRA registrations: 4

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 446 Ang Mo Kio Avenue 10

446 Ang Mo Kio Avenue 10 is a commercial building in Ang Mo Kio (District 20). It is located along Ang Mo Kio Avenue 10, Singapore 560446.

Under the URA Master Plan it sits on land zoned commercial & residential.

It occupies roughly 1,126 sqm of land.

23 businesses are currently registered at this address with ACRA.

The nearest MRT is Ang Mo Kio MRT, 688 m away (about a 11-minute walk). The closest bus stop (Blk 452) is 170 m away (about a 3-minute walk). AMK Hub is 786 m away (about a 12-minute walk).

What is 446 Ang Mo Kio Avenue 10 zoned as?

Key takeaway446 Ang Mo Kio Avenue 10 sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at 446 Ang Mo Kio Avenue 10 rent for?

Key takeawayNo street- or building-level rent is published here. Across District 20 retail, retail space rented at a median of $21.19 psf a month in 2026Q3, with the middle half of leases between $12.24 and $31.36. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 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 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 446 Ang Mo Kio Avenue 10

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.

How fast units move at 446 Ang Mo Kio Avenue 10

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 446 Ang Mo Kio Avenue 10?

Key takeawayURA has approved 1 change of use at 446 Ang Mo Kio Avenue 10 since 2000, most recently in 2001. 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.

17 Sept 2004Approved
Additions & alterations
Proposed a/a of pdestrian walkway and upgrading of hardcourt
28 Jul 2001ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant

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 446 Ang Mo Kio Avenue 10?

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

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

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 available at 446 Ang Mo Kio Avenue 10 right now?

Key takeaway1 unit is currently listed at 446 Ang Mo Kio Avenue 10. One row per unit; several agents often market the same unit.

For sale (1)

446 Ang Mo Kio Avenue 102 agentsS$3.08M · 1,636 sqft

Browse every listing at this building →

What is near 446 Ang Mo Kio Avenue 10?

Key takeawayThe nearest MRT/LRT is Ang Mo Kio MRT, about 688 m away.

Getting around

Ang Mo Kio MRT688 m · ~11 min

Amenities nearby

Lim Clinic · 20 mBlk 453A Ang Mo Kio Ave 10 · 124 mBlk 452 · 170 mPlace Of Worship · 179 mEducational Institution · 302 mG8 Mart Pte. Ltd. · 375 mTeck Ghee Community Club · 555 mAng Mo Kio MRT Exit A · 631 mAMK Hub · 786 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 446 Ang Mo Kio Avenue 10

Key takeawayThe nearest station is Ang Mo Kio (NS16), 632 m away — one of the busiest stations, with about 91,000 taps in and out on an average weekday. 16 public car parks are within 500 m.

Foot traffic: busier than 49% of retail buildings

nearest MRT/LRT Ang Mo Kio (NS16) 632 m, about 91,000 taps a weekday; bus stops within 400 m: 9, about 28,000 taps a weekday; Ang Mo Kio: 48,180 resident workers (Census 2020, by workplace); about 69,000 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)632 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 446 Ang Mo Kio Avenue 10. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 28,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 446/449/453 Ang Mo Kio Street 43 (HDB)45 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 192 car lots
Blk 436/443/445 Ang Mo Kio Street 43 (HDB)150 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 639 car lots
Blk 426/428/435 Ang Mo Kio Street 43 (HDB)172 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 475 car lots
Blk 455 Ang Mo Kio Street 44 (HDB)236 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 465 car lots
Blk 461/465 Ang Mo Kio Street 44 (HDB)259 m
S$0.60 per half-hour at midday on a weekday · 138 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, 1.3 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 446 Ang Mo Kio Avenue 10's own car park, if it has one, and its charges are not in the open data.

Who's registered at 446 Ang Mo Kio Avenue 10?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list 446 Ang Mo Kio Avenue 10 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Health and social services
2
Accommodation and food services
1
Other services
1
Wholesale and retail trade
0
Construction
0
Real estate
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. 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 446 Ang Mo Kio Avenue 10

Where is 446 Ang Mo Kio Avenue 10?⌄

446 Ang Mo Kio Avenue 10 is at Ang Mo Kio Avenue 10, Singapore 560446, in the Ang Mo Kio planning area.

What is 446 Ang Mo Kio Avenue 10 zoned as?⌄

446 Ang Mo Kio Avenue 10 sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 446 Ang Mo Kio Avenue 10?⌄

No caveats have been lodged for 446 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 446 Ang Mo Kio Avenue 10?⌄

Ang Mo Kio MRT is the closest, 688 m away (about a 11-minute walk).

How many businesses are registered at 446 Ang Mo Kio Avenue 10?⌄

23 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.

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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.

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.

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 HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 10 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.