480 Upper Serangoon Road
480 Upper Serangoon Road is a commercial building in District 19 · Serangoon, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. 1 transaction is on record since 1995, most recently in Oct 1996. ACRA records 2 live company registrations at this address.
What are the key facts about 480 Upper Serangoon Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 3.0
- Tenure
- Not on record
- District / Area
- District 19 · Serangoon
- Address
- 480 Upper Serangoon Road
- Land area
- —
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 2
About 480 Upper Serangoon Road
480 Upper Serangoon Road is a mixed-use property in Serangoon (District 19). It is located along Upper Serangoon Road, Singapore 534515.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.
1 transaction has been recorded here, at a median of S$798 psf. The most recent was in October 1996.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Woodleigh MRT, 599 m away (about a 9-minute walk). The closest bus stop (Aft Sunshine Lodge) is 30 m away (about a 0-minute walk).
What is 480 Upper Serangoon Road zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 3.0
What has 480 Upper Serangoon Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Oct 1996 | Shop House | S$1.22M | 1,528 sqft | $798 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Serangoon Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 480 Upper Serangoon Road?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $63.18 | $70.59 | $323.45 |
| Level 2 & 3 · 30 & Below | $44.44 | $66.00 | $73.08 |
| Level 1 · 30 & Below | $65.69 | $92.24 | $377.30 |
| Level 2 & 3 · >30 - 100 | $147.73 | $234.51 | $281.12 |
| Level 1 · >30 - 100 | $107.69 | $250.70 | $306.57 |
| B1 & Below · >30 - 100 | $257.47 | $297.67 | $372.67 |
| Level 2 & 3 · >100 - 300 | $109.91 | $140.32 | $169.42 |
| Level 1 · >100 - 300 | $183.40 | $220.71 | $251.55 |
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 480 Upper Serangoon Road?
Getting around
- Woodleigh MRT599 m · ~9 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at 480 Upper Serangoon Road?
- Live registrations
- 2
- Registered last 3 years
- 0
- Most common type
- Limited Liability 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 480 Upper Serangoon Road
Where is 480 Upper Serangoon Road?⌄
480 Upper Serangoon Road is at 480 Upper Serangoon Road, Singapore 534515, in the Serangoon planning area.
What is 480 Upper Serangoon Road zoned as?⌄
480 Upper Serangoon Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.
What have units at 480 Upper Serangoon Road sold for?⌄
Across 1 recorded transaction, the median price is S$798 psf. The latest was in October 1996.
What is the nearest MRT station to 480 Upper Serangoon Road?⌄
Woodleigh MRT is the closest, 599 m away (about a 9-minute walk).
How many businesses are registered at 480 Upper Serangoon Road?⌄
2 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 480 Upper Serangoon Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.