528 Ang Mo Kio Avenue 10
528 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 rent. ACRA records 2 live company registrations at this address.
What are the key facts about 528 Ang Mo Kio Avenue 10?
- 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
- 100,437 sqm
- Completed
- 1980 (HDB Property Information)
- Storeys
- 3 (HDB Property Information)
- Submarket
- Suburban
- Listed as
- Other Retail
- Transactions on record
- None recorded
- Live listings
- 1
- ACRA registrations
- 2
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 528 Ang Mo Kio Avenue 10
528 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 560528.
Under the URA Master Plan it sits on land zoned commercial & residential.
It occupies roughly 100,437 sqm of land.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Ang Mo Kio MRT, 662 m away (about a 10-minute walk). The closest bus stop (Opp Blk 527) is 60 m away (about a 1-minute walk). Jubilee Square is 795 m away (about a 12-minute walk).
What is 528 Ang Mo Kio Avenue 10 zoned as?
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What does space at 528 Ang Mo Kio Avenue 10 rent for?
Retail space — District 20 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 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 528 Ang Mo Kio Avenue 10
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
How fast units move at 528 Ang Mo Kio Avenue 10
Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.
One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.
What do commercial rents run near 528 Ang Mo Kio Avenue 10?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ 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 528 Ang Mo Kio Avenue 10 right now?
For rent (1)
- Music School For Takeover with Approved ABRSM Exam Centre2 agentsS$2k/mo · 800 sqft
What is near 528 Ang Mo Kio Avenue 10?
Getting around
- Ang Mo Kio MRT662 m · ~10 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 528 Ang Mo Kio Avenue 10
nearest MRT/LRT Ang Mo Kio (NS16) 638 m, about 91,000 taps a weekday; bus stops within 400 m: 14, about 32,000 taps a weekday; Ang Mo Kio: 48,180 resident workers (Census 2020, by workplace); about 53,000 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)638 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 528 Ang Mo Kio Avenue 10. Transfers between lines don't tap, so interchanges read low.
Bus
14 bus stops within 400 m, with about 32,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 588 Ang Mo Kio Street 52 (HDB)171 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 403 car lots
- Blk 570/578 Ang Mo Kio Street 51 (HDB)191 mS$0.60 per half-hour at midday on a weekday · 394 car lots
- Blk 590 Ang Mo Kio Street 51 (HDB)235 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 552 car lots
- Blk 540/546 Ang Mo Kio Street 54 (HDB)237 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 505 car lots
- Blk 571/73 Ang Mo Kio Street 51 (HDB)249 mS$0.60 per half-hour at midday on a weekday · 58 car lots
HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.
Nearest URA season parking: Ang Mo Kio St 63, 1.6 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 528 Ang Mo Kio 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 528 Ang Mo Kio Avenue 10?
- 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 528 Ang Mo Kio Avenue 10
Where is 528 Ang Mo Kio Avenue 10?⌄
528 Ang Mo Kio Avenue 10 is at Ang Mo Kio Avenue 10, Singapore 560528, in the Ang Mo Kio planning area.
What is 528 Ang Mo Kio Avenue 10 zoned as?⌄
528 Ang Mo Kio Avenue 10 sits on land zoned commercial & residential under the URA Master Plan.
Have there been any recorded transactions at 528 Ang Mo Kio Avenue 10?⌄
No caveats have been lodged for 528 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 528 Ang Mo Kio Avenue 10?⌄
Ang Mo Kio MRT is the closest, 662 m away (about a 10-minute walk).
How many businesses are registered at 528 Ang Mo Kio Avenue 10?⌄
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 528 Ang Mo Kio Avenue 10.
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.