452 Hougang Avenue 10
452 Hougang Avenue 10 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 11 live company registrations at this address.
What are the key facts about 452 Hougang Avenue 10?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 19 · Hougang
- Address
- —
- Land area
- 23,990 sqm
- Completed
- 1990 (HDB Property Information)
- Storeys
- 9 (HDB Property Information)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 11
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 452 Hougang Avenue 10
452 Hougang Avenue 10 is a mixed-use building in Hougang (District 19). It is located along Hougang Avenue 10, Singapore 530452.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 23,990 sqm of land with about 276,084 sqm of gross floor area.
11 businesses are currently registered at this address with ACRA.
The nearest MRT is Buangkok MRT, 580 m away (about a 9-minute walk). The closest bus stop (Blk 458) is 104 m away (about a 2-minute walk). Hougang Mall is 757 m away (about a 12-minute walk).
What is 452 Hougang Avenue 10 zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 452 Hougang Avenue 10 rent for?
Retail space on Hougang Avenue 10
Street level · 2026Q3S$ per sq ft per month · median +0.6% on a year earlier
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 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 452 Hougang 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 452 Hougang Avenue 10?
- 11 May 2005ApprovedAdditions & alterations
Proposed block to block covered linkways from block 452� 453� 455� 456� 457� 458
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$54.50 per unit).
What do commercial rents run near 452 Hougang Avenue 10?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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 452 Hougang Avenue 10?
Getting around
- Buangkok MRT580 m · ~9 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 452 Hougang Avenue 10
nearest MRT/LRT Buangkok (NE15) 537 m, about 51,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 11, about 13,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 92,000 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
- Buangkok (NE15)537 m · about 51,000 weekday taps
- Ranggung (SE5)599 m · 6,244 weekday taps
- Hougang (NE14)850 m · about 62,000 weekday taps
- Kangkar (SE4)859 m · 7,601 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 452 Hougang Avenue 10. Transfers between lines don't tap, so interchanges read low.
Bus
11 bus stops within 400 m, with about 13,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 435-458 Hougang Avenue 6/8 (HDB)179 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 776 car lots
- Blk 435A Hougang Avenue 8 (HDB)280 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 387 car lots
- Blk 266 Compassvale Bow (HDB)360 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 564 car lots
- Blk 414-416 Hougang Avenue 10 (HDB)375 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 85 car lots
- Blk 277 Compassvale Link (HDB)439 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 233 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. 452 Hougang 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 452 Hougang Avenue 10?
- Live registrations
- 11
- Registered last 3 years
- 5
- Most common type
- Local Company
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 452 Hougang Avenue 10
Where is 452 Hougang Avenue 10?⌄
452 Hougang Avenue 10 is at Hougang Avenue 10, Singapore 530452, in the Hougang planning area.
What is 452 Hougang Avenue 10 zoned as?⌄
452 Hougang 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 452 Hougang Avenue 10?⌄
No caveats have been lodged for 452 Hougang 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 452 Hougang Avenue 10?⌄
Buangkok MRT is the closest, 580 m away (about a 9-minute walk).
How many businesses are registered at 452 Hougang Avenue 10?⌄
11 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 452 Hougang Avenue 10.
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