CommercialRESIDENTIALFreeholdDistrict 23 · Choa Chu Kang

Comfort Garden

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2016

Quick Summary

Comfort Garden is a commercial building in District 23 · Choa Chu Kang, on land zoned RESIDENTIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Dec 2016. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on Comfort Garden.

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What are the key facts about Comfort Garden?

Key takeawayComfort Garden is a commercial building in District 23 · Choa Chu Kang, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area
Tenure: Freehold
District / Area: District 23 · Choa Chu Kang
Address: 190a,190c Choa Chu Kang Avenue 1
Land area: 383 sqm
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About Comfort Garden

Comfort Garden is a mixed-use building in Choa Chu Kang (District 23). It is located along Choa Chu Kang Avenue 1, Singapore 689466.

Under the URA Master Plan it sits on land zoned residential.

The site is freehold. It occupies roughly 383 sqm of land.

1 transaction has been recorded here, at a median of S$770 psf. The most recent was in December 2016.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is South View LRT, 380 m away (about a 6-minute walk). The closest bus stop (Opp Choa Chu Kang Mkt) is 91 m away (about a 1-minute walk).

What is Comfort Garden zoned as?

Key takeawayComfort Garden sits on land zoned RESIDENTIAL.

Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area

URA has not published a fixed plot ratio for this site — the Master Plan records "LND" (Landed housing area), 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Comfort Garden sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 2016 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2016	Shop House	S$3.10M	4,026 sqft	$770

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 Comfort Garden rent for?

Key takeawayNo street- or building-level rent is published here. Across District 23 retail, retail space rented at a median of $23.77 psf a month in 2026Q3, with the middle half of leases between $22.95 and $25.51. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 23 retail

Region band · 2026Q3

25th pct

$22.95

$247.02 psm

Median

$23.77

$255.89 psm

75th pct

$25.51

$274.59 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 23 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 Comfort Garden

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 Comfort Garden?

Key takeawayURA has approved 3 changes of use at Comfort Garden since 2000, most recently in 2017, and refused 1. 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.

6 Mar 2026Renewed
Continued use as child day-care centre
Continued use of the basement living quarters and 1st storey shop as child day-care centre
5 Jul 2023Renewed
Continued use as child day-care centre
Continued use of the basement living quarters and 1st storey shop as child day-care centre
10 Mar 2021Renewed
Continued use as child day-care centre
Continued use of the basement living quarters and 1st storey shop as child day-care centre
31 Jan 2019Renewed
Continued use as child day-care centre
Continued use of the basement living quarters and 1st storey shop as child day-care centre at 190a
16 Mar 2017Approved
Change of use to child day-care centre
Proposed change of use of the basement living quarters and 1st storey car trading office & shop to child day-care centre at 190a choa chu kang avenue 1
23 Jun 2014Approved
Additions & alterations
Addition & alteration to the existing 2-storey shop/flat with a basement involving rear extension and provision of a new attic on lot 00386w mk 11 at 186a/c choa chu kang avenue 1
21 Sept 2006Renewed
Continued use as student care centre
Continued use of the 1st storey shop and basement as student care centre
26 May 2006Approved
Change of use to restaurant
Change of use of the 1st storey flat to restaurant(snack bar)
9 Jan 2004ApprovedFloor 1
Change of use: 1st storey shop → restaurant
Proposed change of use from 1st storey shop (#01-XX) to restaurant
27 Oct 2003Renewed
Continued use as student care centre
Continued use of the 1st storey shop and basement as student care centre
9 Jan 2003Renewed
Continued use as eating house
Continued use of the 1st storey flat as eating house
26 Sept 2002Refused
Change of use to club house
Change of use of the 1st storey shop to club house - no.184

2 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).

What do commercial rents run near Comfort Garden?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 23 retail

Gross yield (area)

9.6%

8.6% net of property tax

Rent side (median of bands)

$255.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,984 psf

11 sales

An INDICATIVE AREA yield for District 23 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 23 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$301.00	$351.50	$421.39
Level 1 · 30 & Below	$337.00	$386.49	$398.56
Level 4 & Above · >30 - 100	$247.02	$248.59	$265.90
Level 1 · >30 - 100	$146.69	$255.89	$274.59
B1 & Below · >30 - 100	$312.82	$320.00	$323.19
Level 2 & 3 · >30 - 100	$168.47	$207.40	$244.22
Level 1 · >100 - 300	$87.55	$123.10	$164.64

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 Comfort Garden?

Key takeawayThe nearest MRT/LRT is South View LRT, about 380 m away — and 2 competing retail premisess operate nearby.

Getting around

South View LRT380 m · ~6 min

Amenities nearby

Opp Choa Chu Kang Mkt · 91 mCorporation Clinic (Choa Chu Kang) · 111 mPlace Of Worship · 116 mEducational Institution · 272 mSouth View LRT Exit A · 382 mKeat Hong Community Club · 803 mChoa Chu Kang Polyclinic · 866 m

Competing premises nearby

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

Prime Supermarket (1996) Pte Ltd · 107 mLot One · 900 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Comfort Garden

Key takeawayThe nearest station is South View (BP2), 380 m away — a quiet station, with 5,886 taps in and out on an average weekday. 19 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 37% of retail buildings

nearest MRT/LRT South View (BP2) 380 m, about 5,886 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 17, about 24,000 taps a weekday; Choa Chu Kang: 13,144 resident workers (Census 2020, by workplace); about 80,000 residents within 1 km (June 2026); 1 other mall 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

South View (BP2)380 m · 5,886 weekday taps
Keat Hong (BP3)467 m · 8,600 weekday taps
Choa Chu Kang (NS4 / BP1)879 m · about 82,000 weekday taps
Teck Whye (BP4)944 m · 7,517 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 Comfort Garden. Transfers between lines don't tap, so interchanges read low.

Bus

17 bus stops within 400 m, with about 24,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Choa Chu K Ang Ave 1) (URA)15 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 42 car lots
Blk 253A Choa Chu Kang Avenue 1 (HDB)151 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 433 car lots
Blk 815 Choa Chu Kang Avenue 7 (HDB)169 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 798 car lots
Blk 251A Choa Chu Kang Avenue 2 (HDB)210 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 290 car lots
Blk 297B Choa Chu Kang Avenue 2 (HDB)221 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 273 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.

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

Who's registered at Comfort Garden?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list Comfort Garden as their registered address. These are registered businesses, not who occupies the space.

Arts, entertainment and recreation
2
Construction
0
Real estate
0
Administrative and support 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 Comfort Garden

Where is Comfort Garden?⌄

Comfort Garden is at 190A,190C Choa Chu Kang Avenue 1, Singapore 689466, in the Choa Chu Kang planning area.

What is Comfort Garden zoned as?⌄

Comfort Garden sits on land zoned residential under the URA Master Plan.

What is the tenure of Comfort Garden?⌄

Comfort Garden is freehold.

What have units at Comfort Garden sold for?⌄

Across 1 recorded transaction, the median price is S$770 psf. The latest was in December 2016.

What is the nearest MRT station to Comfort Garden?⌄

South View LRT is the closest, 380 m away (about a 6-minute walk).

How many businesses are registered at Comfort Garden?⌄

2 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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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.

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.

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 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.