CommercialRESIDENTIALLeaseholdDistrict 19 · Hougang

Boathouse Residences

Reviewed by Nathan TangUpdated 10 November 2026Data through Dec 2021

Quick Summary

Boathouse Residences is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.5. It is leasehold with roughly 84 years remaining. 3 transactions are on record since 1995, most recently in Dec 2021. ACRA records 4 live company registrations at this address.

The facts are here — now get the verdict on Boathouse Residences.

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What are the key facts about Boathouse Residences?

Key takeawayBoathouse Residences is a commercial building in District 19 · Hougang, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.5
Tenure: Leasehold
District / Area: District 19 · Hougang
Address: 31 Upper Serangoon View
Land area: 13,001 sqm
Completed: 2015 (per EdgeProp)
Storeys: 18 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 494
Managing agent: REALTYLINK CONSULTANCY PTE LTD
Strata formed: 2016 (MCST 4365)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 4

About Boathouse Residences

Boathouse Residences is a mixed-use building in Hougang (District 19). It is located along Upper Serangoon View, Singapore 534043.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.5.

The site is leasehold, with about 84 years remaining on the lease. It occupies roughly 13,001 sqm of land with about 49,004 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$1,639 psf. The most recent was in December 2021.

10 businesses are currently registered at this address with ACRA.

The nearest MRT is Kangkar LRT, 955 m away (about a 15-minute walk). The closest bus stop (Opp S'goon Sec Sch) is 92 m away (about a 1-minute walk).

What is Boathouse Residences zoned as?

Key takeawayBoathouse Residences sits on land zoned RESIDENTIAL with a gross plot ratio of 3.5.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.5

Run the full zoning report for this building →

What has Boathouse Residences sold for?

Key takeaway3 transactions are on record since 1995, most recently in Dec 2021 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2021	Retail	S$800k	420 sqft	$1,906
Apr 2019	Retail	S$680k	420 sqft	$1,620
Sept 2011	Retail	S$688k	420 sqft	$1,639

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 Boathouse Residences rent for?

Key takeawayNo street- or building-level rent is published here. Across District 19 retail, retail space rented at a median of $12.67 psf a month in 2026Q3, with the middle half of leases between $9.19 and $20.61. That is not this building's own rent, and never a quote for a particular unit.

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 Boathouse Residences

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 does Upper Serangoon View price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near Boathouse Residences?

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 Boathouse Residences?

Key takeawayThe nearest MRT/LRT is Kangkar LRT, about 955 m away — and 2 competing retail premisess operate nearby.

Getting around

Kangkar LRT955 m · ~15 min

Amenities nearby

Educational Institution · 29 mOpp S'goon Sec Sch · 92 mProhealth Medical Group @ Hougang · 235 mPlace Of Worship · 489 mPunggol Park Community Centre · 796 mKangkar LRT Exit B · 933 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 · 237 mHougang Mall · 1.1 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Boathouse Residences

Key takeawayThe nearest station is Kangkar (SE4), 934 m away — a quiet station, with 7,601 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 13% of retail buildings

nearest MRT/LRT Kangkar (SE4) 934 m, about 7,601 taps a weekday; bus stops within 400 m: 7, about 14,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 54,000 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.

Stations within 1 km

Kangkar (SE4)934 m · 7,601 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 Boathouse Residences. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 475 Upper Serangoon Crescent (HDB)263 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 659 car lots
Blk 473 Upper Serangoon Crescent (HDB)279 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 408 car lots
Blk 476 Upper Serangoon View (HDB)288 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 566 car lots
Blk 470 Upper Serangoon Crescent (HDB)388 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 563 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: Service Rd (Jln Kelulu T), 3.1 km away, S$90/month.

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

Who's registered at Boathouse Residences?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list Boathouse Residences as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Information and communications
1
Administrative and support services
1
Other services
0
Real estate
0
Professional, scientific and technical 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 Boathouse Residences

Where is Boathouse Residences?⌄

Boathouse Residences is at 31 Upper Serangoon View, Singapore 534043, in the Hougang planning area.

What is Boathouse Residences zoned as?⌄

Boathouse Residences sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.5.

What is the tenure of Boathouse Residences?⌄

Boathouse Residences is leasehold. About 84 years remain on the lease.

What have units at Boathouse Residences sold for?⌄

Across 3 recorded transactions, the median price is S$1,639 psf. The latest was in December 2021.

What is the nearest MRT station to Boathouse Residences?⌄

Kangkar LRT is the closest, 955 m away (about a 15-minute walk).

How many businesses are registered at Boathouse Residences?⌄

10 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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This development is also registered as the residential project Boathouse Residences.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 10 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.