CommercialRESIDENTIALLeaseholdDistrict 19 · Serangoon

Affinity At Serangoon

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2018

Quick Summary

Affinity At Serangoon is a commercial building in District 19 · Serangoon, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 91 years remaining. 3 transactions are on record since 1995, most recently in Jul 2018. 1 unit is currently listed for sale. ACRA records 14 live company registrations at this address.

The facts are here — now get the verdict on Affinity At Serangoon.

Ask PropKaki

What are the key facts about Affinity At Serangoon?

Key takeawayAffinity At Serangoon is a commercial building in District 19 · Serangoon, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 19 · Serangoon
Address: 28 Serangoon North Avenue 1
Land area: 27,584 sqm
Completed: 2024 (per EdgeProp)
Storeys: 14 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 1,057
Managing agent: OHMYHOME PROPERTY MANAGEMENT PTE LTD
Strata formed: 2023 (MCST 4810)
Submarket: Suburban
Units with a recorded sale: At least 3
Transactions on record: 3 (records start 1995)
Live listings: 1
ACRA registrations: 14

About Affinity At Serangoon

Affinity At Serangoon is a mixed-use building in Serangoon (District 19). It is located along Serangoon North Avenue 1, Singapore 554341.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is leasehold, with about 91 years remaining on the lease. It occupies roughly 27,584 sqm of land with about 77,236 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$2,767 psf. The most recent was in July 2018.

18 businesses are currently registered at this address with ACRA.

The closest bus stop (Affinity At Serangoon) is 98 m away (about a 2-minute walk).

What is Affinity At Serangoon zoned as?

Key takeawayAffinity At Serangoon sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has Affinity At Serangoon sold for?

Key takeaway3 transactions are on record since 1995, most recently in Jul 2018 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2018	Retail	S$1.41M	484 sqft	$2,907
Jul 2018	Retail	S$1.43M	517 sqft	$2,767
Jun 2018	Retail	S$1.52M	549 sqft	$2,765

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 Affinity At Serangoon rent for?

Key takeawayNo rent is published for Affinity At Serangoon itself. On its street, Serangoon North Avenue 1, retail space rented at a median of $10.89 psf a month in 2023Q4, with the middle half of leases between $9.99 and $11.57. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Serangoon North Avenue 1

Street level · 2023Q4

25th pct

$9.99

$107.50 psm

Median

$10.89

$117.22 psm

75th pct

$11.57

$124.58 psm

S$ per sq ft per month

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).

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 Affinity At Serangoon

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.

How fast units move at Affinity At Serangoon

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

Sale: 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's been approved at Affinity At Serangoon?

Key takeawayURA has approved 2 changes of use at Affinity At Serangoon since 2000, most recently in 2023. 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.

20 Nov 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of #01-XX to commercial school
14 Aug 2023ApprovedFloor 1
Change of use: shop → clinic
Proposed change of use of #01-XX of affinity at serangoon from shop to clinic

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).

What do commercial rents run near Affinity At Serangoon?

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 available at Affinity At Serangoon right now?

Key takeaway1 unit is currently listed at Affinity At Serangoon. One row per unit; several agents often market the same unit.

For sale (1)

Affinity At SerangoonS$1.85M · 484 sqft

Browse every listing at this building →

What is near Affinity At Serangoon?

Amenities nearby

Affinity At Serangoon · 98 mPlace Of Worship · 279 mKee & Partners Family Clinic · 365 mParry Rd Pg · 385 mThe Serangoon Community Club · 405 mEducational Institution · 564 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 403 mChomp Chomp Food Centre · 868 mHougang 1 · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Affinity At Serangoon

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Kovan, 1.4 km away. 12 public car parks are within 500 m.

Foot traffic: busier than 15% of retail buildings

no MRT/LRT within 1 km (nearest Kovan, 1.4 km); bus stops within 400 m: 11, about 17,000 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 49,000 residents within 1 km (June 2026); 0 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.

Bus

11 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 149A Serangoon North Avenue 1 (HDB)113 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 148 car lots
Blk 141A Serangoon North Avenue 2 (HDB)176 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m
Blk 135/141 Serangoon North Avenue 2 (HDB)219 m
S$0.60 per half-hour at midday on a weekday · 470 car lots
Blk 127 Serangoon North Avenue 1 (HDB)242 m
S$0.60 per half-hour at midday on a weekday
Blk 126 Serangoon North Avenue 1 (HDB)259 m
S$0.60 per half-hour at midday on a weekday

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: Brighton Crescent, 501 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Affinity At Serangoon's own car park, if it has one, and its charges are not in the open data.

Who's registered at Affinity At Serangoon?

Key takeaway14 live companies (and LLPs and branches; sole proprietors are not counted) list Affinity At Serangoon as their registered address. These are registered businesses, not who occupies the space.

Administrative and support services
3
Financial and insurance
2
Wholesale and retail trade
2
Health and social services
2
Other services
2
Transportation and storage
1
Real estate
1
Professional, scientific and technical services
1
Accommodation and food 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 Affinity At Serangoon

Where is Affinity At Serangoon?⌄

Affinity At Serangoon is at 28 Serangoon North Avenue 1, Singapore 554341, in the Serangoon planning area.

What is Affinity At Serangoon zoned as?⌄

Affinity At Serangoon sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Affinity At Serangoon?⌄

Affinity At Serangoon is leasehold. About 91 years remain on the lease.

What have units at Affinity At Serangoon sold for?⌄

Across 3 recorded transactions, the median price is S$2,767 psf. The latest was in July 2018.

How many businesses are registered at Affinity At Serangoon?⌄

18 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.

For agents · in the PropKaki app

The facts are here — now get the verdict on Affinity At Serangoon.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Affinity At Serangoon — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

This development is also registered as the residential project Affinity At Serangoon.

Read the figures right

Completion year: as EdgeProp states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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 EdgeProp, BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), 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.