CommercialCOMMERCIAL & RESIDENTIALDistrict 19 · Hougang

Choon Kim House

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Choon Kim House is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. ACRA records 8 live company registrations at this address.

The facts are here — now get the verdict on Choon Kim House.

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What are the key facts about Choon Kim House?

Key takeawayChoon Kim House is a commercial building in District 19 · Hougang, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 19 · Hougang
Address: —
Land area: 1,392 sqm
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 8

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Choon Kim House

Choon Kim House is a mixed-use building in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 534649.

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

It occupies roughly 1,392 sqm of land with about 3,769 sqm of gross floor area.

11 businesses are currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 842 m away (about a 13-minute walk). The closest bus stop (Opp Upp S'goon Shop Ctr) is 118 m away (about a 2-minute walk). Heartland Mall Kovan is 861 m away (about a 14-minute walk).

What is Choon Kim House zoned as?

Key takeawayChoon Kim House sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 4,176 sqm · built 729 sqm · headroom 3,447 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What does space at Choon Kim House rent for?

Key takeawayNo rent is published for Choon Kim House 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 Choon Kim House

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 Choon Kim House?

Key takeawayURA has approved 14 changes of use at Choon Kim House since 2000, most recently in 2024. 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.

14 Oct 2025RenewedFloor 1
Continued use as gym/fitness centre
Continued use of units #01-XX, #01-XX, #01-XX as gym/fitness centre
26 Aug 2025Renewed
Continued use as commercial school
Continued use of entire 2nd storey premises as commercial school
25 Aug 2025RenewedFloor 1
Continued use as commercial school
Continued use of units #01-XX, #01-XX and #01-XX as commercial school
21 May 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
26 Dec 2023ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of units #01-XX, #01-XX, #01-XX to gym/fitness centre
16 Nov 2023Approved
Change of use to commercial school
Proposed change of use of entire 2nd storey premises to commercial school
2 Nov 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of units #01-XX, #01-XX and #01-XX to commercial school
8 Mar 2023Approved
Additions & alterations
Proposed additions & alterations to an existing 4-storey with attic and 2 basements commercial/ residential development involving conversion of existing attic to 5th storey and proposed change of use of existing flats (10 residential units) on 3rd, 4th storey and attic level to temporary serviced apartment use (28 serviced apartment units) at 780 upper serangoon road
7 Mar 2023ApprovedFloor 2
Change of use to gym/fitness centre
Proposed change of use of unit #02-XX to gym/fitness centre
24 Aug 2022Refused
Additions & alterations
Proposed outline application for addition and alteration to the existing 4-storey building with basement carpark comprising shop at 1st storey, office at 2nd storey and flat at 3rd & 4th storey with attic to a 5-storey building with basement carpark comprising commercial shop at 1st & 2nd storey (existing commercial gfa) and serviced apartments on the upper floors
6 Jun 2022Refused
Additions & alterations
Mdo (1): proposed outline application for addition and alterations to the existing 4-storey commercial/ residential building with attic & 2 levels of basement to mix use comprising commercial (60%) and hotel (40%) with plot ratio 3.0
22 Sept 2021ApprovedFloor 1
Change of use to baking studio cum takeaway food shop
Proposed change of use of unit #01-XX to baking studio cum takeaway food shop

17 earlier change-of-use and A&A decisions are on record since 2000.

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 Choon Kim House?

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 Choon Kim House?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 842 m away.

Getting around

Serangoon MRT842 m · ~13 min

Amenities nearby

Mission Medical Clinic · 6 mPlace Of Worship · 54 mHotel · 60 mOpp Upp S'goon Shop Ctr · 118 mJln Geneng Interim Pk · 220 mPrime Supermarket (1996) Pte Ltd · 291 mEducational Institution · 682 mSerangoon MRT Exit D · 753 mPaya Lebar Kovan Community Club · 854 mHeartland Mall Kovan · 861 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Choon Kim House

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 753 m away — one of the busiest stations, with about 119,000 taps in and out on an average weekday. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 30% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 753 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 12,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 53,000 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)753 m · about 119,000 weekday taps
Kovan (NE13)804 m · about 48,000 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 Choon Kim House. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Simon Road-Kovan Road Area (URA)183 m
season S$90/month
Lim Tua Tow Rd Off St (URA)244 m
S$0.60 per half-hour at midday on a weekday · 39 car lots
Blk 154-157 Hougang Street 11 (HDB)260 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 116 car lots
Lim Tua Tow Area (URA)272 m
season S$80/month
Blk 159A Hougang Street 11 (HDB)306 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 270 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. Choon Kim House's own car park, if it has one, and its charges are not in the open data.

Who's registered at Choon Kim House?

Key takeaway8 live companies (and LLPs and branches; sole proprietors are not counted) list Choon Kim House as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
2
Construction
1
Wholesale and retail trade
1
Education
1
Financial and insurance
1
Accommodation and food services
1
Arts, entertainment and recreation
1
Manufacturing
0
Information and communications
0
Transportation and storage
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

What is Choon Kim House's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 463 kWh/m²·yr

Frequently asked questions about Choon Kim House

Where is Choon Kim House?⌄

Choon Kim House is at Upper Serangoon Road, Singapore 534649, in the Hougang planning area.

What is Choon Kim House zoned as?⌄

Choon Kim House sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at Choon Kim House?⌄

No caveats have been lodged for Choon Kim House in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to Choon Kim House?⌄

Serangoon MRT is the closest, 842 m away (about a 13-minute walk).

How many businesses are registered at Choon Kim House?⌄

11 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 Choon Kim House.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 — 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.