CommercialCOMMERCIALConservation999-year leaseholdDistrict 8 · Rochor

70 Serangoon Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2020

Quick Summary

70 Serangoon Road is a commercial building in District 8 · Rochor, on land zoned COMMERCIAL under the URA Master Plan. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in Sept 2020. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 70 Serangoon Road.

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What are the key facts about 70 Serangoon Road?

Key takeaway70 Serangoon Road is a commercial building in District 8 · Rochor, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: 999-year leasehold
District / Area: District 8 · Rochor
Address: 70 Serangoon Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About 70 Serangoon Road

70 Serangoon Road is a commercial property in Rochor (District 08). It is located along Serangoon Road, Singapore 217975.

Under the URA Master Plan it sits on land zoned commercial. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines. It lies inside the Central Area.

The site is 999-year leasehold, with about 845 years remaining on the lease.

1 transaction has been recorded here, at a median of S$5,984 psf. The most recent was in September 2020.

1 business is currently registered at this address with ACRA.

The nearest MRT is Rochor MRT, 289 m away (about a 4-minute walk). The closest bus stop (Tekka Ctr) is 98 m away (about a 2-minute walk).

What is 70 Serangoon Road zoned as?

Key takeaway70 Serangoon Road sits on land zoned COMMERCIAL, with conservation status, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Conservation area: Little India
Conserved building: Yes
Urban design area: Udga
Central Area: Yes

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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 has 70 Serangoon Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Sept 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2020	Shop House	S$7.80M	1,304 sqft	$5,984

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 70 Serangoon Road rent for?

Key takeawayNo rent is published for 70 Serangoon Road itself. On its street, Serangoon Road, retail space rented at a median of $9.61 psf a month in 2026Q3, with the middle half of leases between $8.34 and $15.00. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Serangoon Road

Street level · 2026Q3

25th pct

$8.34

$89.73 psm

Median

$9.61

$103.45 psm

75th pct

$15.00

$161.47 psm

S$ per sq ft per month · median -18.4% on a year earlier

2023Q4 · $161.94 psm2026Q3 · $103.45 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 Serangoon Road

Street level · 2026Q3

25th pct

$5.68

$61.13 psm

Median

$6.87

$73.91 psm

75th pct

$7.00

$75.36 psm

S$ per sq ft per month · median +20.8% on a year earlier

2023Q4 · $60.00 psm2026Q3 · $73.91 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 8 retail

Region band · 2026Q3

25th pct

$6.30

$67.76 psm

Median

$8.25

$88.77 psm

75th pct

$9.03

$97.19 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 8 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 70 Serangoon Road

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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 70 Serangoon Road?

Key takeawayURA's planning decisions at 70 Serangoon Road since 2000 are below. 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.

F&B and nightlife here

No new bars, pubs, nightclubs or karaoke lounges (a Historic Conservation Area). URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches); URA's Use of Buildings in Conservation Areas. A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

21 Sept 2022Approved
Additions & alterations
Proposed additions and alterations to existing 2-storey conserved shophouse and proposed change of use of 2nd storey from shop to office at 70 serangoon road on lot 99820x ts16 (little india conservation area)
19 May 2000Approved
Additions & alterations
Proposed additions/alterations to existing 2 units of 2-story building and change of use at 1st storey from shop to restaurant (unit 70), 2nd storey from office to restaurant (unit 70) and unit 72 at 2nd storey from residential to restaurant & use of 1st

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 Serangoon Road price?

Key takeawayAcross 15 strata sales on Serangoon Road in the last 5 years, the median is $2,573 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,573

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

What do commercial rents run near 70 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 8 retail

Gross yield (area)

3.6%

3.3% net of property tax

Rent side (median of bands)

$88.77 psm/mo

2026Q3

Price side (strata, 5y)

$2,744 psf

59 sales

An INDICATIVE AREA yield for District 8 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 8 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$67.76	$96.11	$143.21
Level 1 · 30 & Below	$76.14	$92.59	$171.04
B1 & Below · 30 & Below	$90.68	$93.21	$137.37
Level 2 & 3 · >30 - 100	$46.15	$61.63	$86.96
Level 1 · >30 - 100	$73.94	$90.91	$97.19
B1 & Below · >30 - 100	$82.17	$88.77	$163.62
Level 1 · >100 - 300	$59.57	$69.55	$95.87
Level 2 & 3 · >100 - 300	$43.92	$47.03	$64.17

Office rents — Central Area ($ psm/month, 2026Q3)

Building class · size band	25th pct	Median	75th pct
Category 2 · 100 & Below	$54.65	$69.39	$88.80
Category 1 · 100 & Below	$103.62	$122.24	$132.43
Category 1 · >100 - 200	$116.28	$126.99	$148.35
Category 2 · >100 - 200	$65.57	$82.87	$97.63
Category 1 · >200 - 500	$114.67	$128.09	$145.77
Category 2 · >200 - 500	$64.83	$82.57	$94.73
Category 1 · >500 - 1000	$106.56	$137.78	$148.23
Category 2 · >500 - 1000	$85.04	$89.34	$109.80

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 70 Serangoon Road?

Key takeawayThe nearest MRT/LRT is Rochor MRT, about 289 m away — and 3 competing retail premisess operate nearby.

Getting around

Rochor MRT289 m · ~5 min

Amenities nearby

Waheeda's Clinic & Surgery · 87 mTekka Ctr · 98 mPlace Of Worship · 171 mLittle India MRT Exit E · 213 mHotel · 224 mEducational Institution · 267 mRowell Rd Os · 407 mKK Women's and Children's Hospital · 731 mPek Kio Community Centre · 754 m

Competing premises nearby

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

Sheng Siong Supermarket Pte Ltd · 139 mTekka Market · 143 mCity Square Mall · 777 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 70 Serangoon Road

Key takeawayThe nearest station is Little India (NE7 / DT12), 213 m away — a busy station, with about 55,000 taps in and out on an average weekday. 58 public car parks are within 500 m; the cheapest URA season parking nearby is S$100 a month.

Foot traffic: busier than 93% of retail buildings

nearest MRT/LRT Little India (NE7/DT12) 213 m, about 55,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 7, about 35,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 26,000 residents within 1 km (June 2026); 5 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

Little India (NE7 / DT12)213 m · about 55,000 weekday taps
Rochor (DT13)269 m · about 22,000 weekday taps
Jalan Besar (DT22)386 m · about 21,000 weekday taps
Farrer Park (NE8)589 m · about 57,000 weekday taps
Bugis (EW12 / DT14)724 m · about 109,000 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 70 Serangoon Road. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 35,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Upp Dickson Rd (URA)70 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Kerbau Rd (URA)75 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Backlane (Kampong Kapo R - Upp Dickson Rd) (URA)90 m
Clive St (URA)103 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Blk 668 Chander Road (HDB)124 m
S$0.60 per half-hour at midday on a weekday · 38 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. 70 Serangoon Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 70 Serangoon Road?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 70 Serangoon Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
Accommodation and food services
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. ACRA, as of 2026-09-16.

Frequently asked questions about 70 Serangoon Road

Where is 70 Serangoon Road?⌄

70 Serangoon Road is at 70 Serangoon Road, Singapore 217975, in the Rochor planning area.

What is 70 Serangoon Road zoned as?⌄

70 Serangoon Road sits on land zoned commercial under the URA Master Plan.

What is the tenure of 70 Serangoon Road?⌄

70 Serangoon Road is 999-year leasehold. About 845 years remain on the lease.

Is 70 Serangoon Road a conserved property?⌄

Yes. 70 Serangoon Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 70 Serangoon Road sold for?⌄

Across 1 recorded transaction, the median price is S$5,984 psf. The latest was in September 2020.

What is the nearest MRT station to 70 Serangoon Road?⌄

Rochor MRT is the closest, 289 m away (about a 4-minute walk).

How many businesses are registered at 70 Serangoon Road?⌄

1 business is 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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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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches); URA's Use of Buildings in Conservation Areas. A planning guideline, not a decision on any unit.

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 circular DC23-08 and URA's rules for conservation areas, 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.