CommercialRESIDENTIALFreeholdDistrict 19 · Serangoon

534 Upper Serangoon Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2020

Quick Summary

534 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. It is freehold. 4 transactions are on record since 1995, most recently in Nov 2020. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 534 Upper Serangoon Road.

Ask PropKaki

What are the key facts about 534 Upper Serangoon Road?

Key takeaway534 Upper Serangoon Road is a commercial building in District 19 · Serangoon, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 19 · Serangoon
Address: 534 Upper Serangoon Road
Land area: —
Completed: Not on record
Storeys: 1 (© OpenStreetMap contributors)
Submarket: Suburban
Transactions on record: 4 (records start 1995)
Live listings: None
ACRA registrations: 1

About 534 Upper Serangoon Road

534 Upper Serangoon Road is a mixed-use property in Serangoon (District 19). It is located along Upper Serangoon Road, Singapore 534549.

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

The site is freehold.

4 transactions have been recorded here, at a median of S$942 psf. The most recent was in November 2020.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 544 m away (about a 8-minute walk). The closest bus stop (Aft Wolskel Rd) is 105 m away (about a 2-minute walk).

What is 534 Upper Serangoon Road zoned as?

Key takeaway534 Upper Serangoon Road sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 534 Upper Serangoon Road sold for?

Key takeaway4 transactions are on record since 1995, most recently in Nov 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2020	Shop House	S$2.28M	1,569 sqft	$1,451
Dec 2012	Shop House	S$2.80M	1,569 sqft	$1,784
Sept 2006	Shop House	S$680k	1,569 sqft	$433
May 2006	Shop House	S$600k	1,569 sqft	$382

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 534 Upper Serangoon Road rent for?

Key takeawayNo rent is published for 534 Upper Serangoon Road itself. On its street, Upper Serangoon Road, retail space rented at a median of $7.78 psf a month in 2026Q3, with the middle half of leases between $4.87 and $9.96. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Serangoon Road

Street level · 2026Q3

25th pct

$4.87

$52.47 psm

Median

$7.78

$83.77 psm

75th pct

$9.96

$107.18 psm

S$ per sq ft per month · median +12.1% on a year earlier

2023Q4 · $116.13 psm2026Q3 · $83.77 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 Upper Serangoon Road

Street level · 2026Q3

25th pct

$3.60

$38.75 psm

Median

$3.76

$40.50 psm

75th pct

$4.16

$44.80 psm

S$ per sq ft per month · median -41.1% on a year earlier

2022Q4 · $29.52 psm2026Q3 · $40.50 psm median

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 534 Upper Serangoon 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 534 Upper Serangoon Road?

Key takeawayURA has approved 1 change of use at 534 Upper Serangoon Road since 2000, most recently in 2007. 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.

6 Mar 2026Renewed
Continued use as restaurant
Continued use of the single-storey shophouse as restaurant
24 Mar 2023Renewed
Continued use as eating house
Continued use of the single-storey shophouse as eating house
12 Mar 2020Renewed
Continued use as eating house
Continued use of the single-storey shophouse as eating house
28 Mar 2017Renewed
Continued use as eating house
Continued use of the single-storey shophouse as eating house
24 Apr 2014Renewed
Continued use as eating house
Continued use of the single-storey shophouse as eating house
10 May 2011Renewed
Continued use as eating house
Continued use of the single-storey shophouse as eating house
16 May 2008Renewed
Continued use as eating house
Continued use of the single-sty shophouse as eating house
4 Apr 2007Approved
Change of use to eating house
Change of use of the single-storey shophouse to eating house

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 Upper Serangoon Road price?

Key takeawayAcross 23 strata sales on Upper Serangoon Road in the last 5 years, the median is $2,071 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,071

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

What do commercial rents run near 534 Upper Serangoon 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 534 Upper Serangoon Road?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 544 m away — and 2 competing retail premisess operate nearby.

Getting around

Serangoon MRT544 m · ~9 min

Amenities nearby

Aft Wolskel Rd · 105 mPlace Of Worship · 158 mEducational Institution · 264 mBidadari Park Hillock · 474 mSerangoon MRT Exit A · 478 mBraddell Heights Community Club · 660 m

Competing premises nearby

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

Nex · 549 mWoodleigh Village Hawker Centre · 679 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 534 Upper Serangoon Road

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 478 m away — one of the busiest stations, with about 119,000 taps in and out on an average weekday. 11 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 41% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 478 m, about 119,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 8, about 9,852 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 52,000 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

Serangoon (NE12 / CC13)478 m · about 119,000 weekday taps
Woodleigh (NE11)672 m · about 33,000 weekday taps
Bartley (CC12)854 m · about 19,000 weekday taps
Lorong Chuan (CC14)967 m · about 18,000 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 534 Upper Serangoon Road. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with 9,852 boardings and alightings on an average weekday.

Public car parks within 500 m

Sunshine Terrace Area (URA)53 m
season S$90/month
Sunshine Terrace (URA)90 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Upp Serangoon Rd (Bart Ley Rd Junction) (URA)105 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Blk 401/408 Serangoon Central/Avenue 1 (HDB)132 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 232 car lots
Sommerville Walk (URA)276 m
S$0.60 per half-hour at midday on a weekday · 6 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. 534 Upper Serangoon Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 534 Upper Serangoon Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 534 Upper Serangoon Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
1
Manufacturing
0
Information and communications
0
Other 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 534 Upper Serangoon Road

Where is 534 Upper Serangoon Road?⌄

534 Upper Serangoon Road is at 534 Upper Serangoon Road, Singapore 534549, in the Serangoon planning area.

What is 534 Upper Serangoon Road zoned as?⌄

534 Upper Serangoon Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 534 Upper Serangoon Road?⌄

534 Upper Serangoon Road is freehold.

What have units at 534 Upper Serangoon Road sold for?⌄

Across 4 recorded transactions, the median price is S$942 psf. The latest was in November 2020.

What is the nearest MRT station to 534 Upper Serangoon Road?⌄

Serangoon MRT is the closest, 544 m away (about a 8-minute walk).

How many businesses are registered at 534 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.

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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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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, OpenStreetMap (© OpenStreetMap contributors) — 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.