787 Upper Serangoon Road
787 Upper Serangoon Road is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is 999-year leasehold. 7 transactions are on record since 1995, most recently in Oct 2023. ACRA records 5 live company registrations at this address.
What are the key facts about 787 Upper Serangoon Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 3.0
- Tenure
- 999-year leasehold
- District / Area
- District 19 · Hougang
- Address
- 787 Upper Serangoon Road
- Land area
- —
- Transactions on record
- 7 (records start 1995)
- Live listings
- None
- ACRA registrations
- 5
About 787 Upper Serangoon Road
787 Upper Serangoon Road is a commercial property in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 534654.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.
The site is 999-year leasehold, with about 851 years remaining on the lease.
7 transactions have been recorded here, at a median of S$658 psf. The most recent was in October 2023.
5 businesses are currently registered at this address with ACRA.
The nearest MRT is Kovan MRT, 826 m away (about a 13-minute walk). The closest bus stop (Opp Upp S'goon Shop Ctr) is 176 m away (about a 3-minute walk).
What is 787 Upper Serangoon Road zoned as?
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- 3.0
What has 787 Upper Serangoon Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Oct 2023 | Office | S$1.68M | 1,851 sqft | $907 |
| Jun 2021 | Office | S$1.50M | 1,884 sqft | $796 |
| May 2020 | Office | S$1.22M | 1,851 sqft | $658 |
| Mar 2015 | Office | S$1.85M | 1,884 sqft | $982 |
| Jun 2007 | Retail | S$1.25M | 1,927 sqft | $649 |
| May 2005 | Retail | S$1.00M | 1,927 sqft | $519 |
| Oct 2004 | Retail | S$855k | 1,927 sqft | $444 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Serangoon Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 787 Upper Serangoon Road?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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 787 Upper Serangoon Road?
Getting around
- Kovan MRT826 m · ~13 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 787 Upper Serangoon Road?
- Live registrations
- 5
- Registered last 3 years
- 0
- 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 787 Upper Serangoon Road
Where is 787 Upper Serangoon Road?⌄
787 Upper Serangoon Road is at 787 Upper Serangoon Road, Singapore 534654, in the Hougang planning area.
What is 787 Upper Serangoon Road zoned as?⌄
787 Upper Serangoon Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.
What is the tenure of 787 Upper Serangoon Road?⌄
787 Upper Serangoon Road is 999-year leasehold. About 851 years remain on the lease.
What have units at 787 Upper Serangoon Road sold for?⌄
Across 7 recorded transactions, the median price is S$658 psf. The latest was in October 2023.
What is the nearest MRT station to 787 Upper Serangoon Road?⌄
Kovan MRT is the closest, 826 m away (about a 13-minute walk).
How many businesses are registered at 787 Upper Serangoon Road?⌄
5 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 787 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.