CommercialRESIDENTIALFreeholdDistrict 20 · Ang Mo Kio

Happy Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 2005

Quick Summary

Happy Estate is a commercial building in District 20 · Ang Mo Kio, on land zoned RESIDENTIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Dec 2005. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Happy Estate.

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What are the key facts about Happy Estate?

Key takeawayHappy Estate is a commercial building in District 20 · Ang Mo Kio, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area
Tenure: Freehold
District / Area: District 20 · Ang Mo Kio
Address: 10 Thomson Hill
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About Happy Estate

Happy Estate is a mixed-use estate in Ang Mo Kio (District 20). It is located along Thomson Hill, Singapore 574788.

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

The site is freehold.

1 transaction has been recorded here, at a median of S$821 psf. The most recent was in December 2005.

The nearest MRT is Mayflower MRT, 742 m away (about a 12-minute walk). The closest bus stop (Opp Horizon Gdns) is 283 m away (about a 4-minute walk).

What is Happy Estate zoned as?

Key takeawayHappy Estate 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Happy Estate sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 2005 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 2005	Shop House	S$778k	947 sqft	$821

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 Happy Estate rent for?

Key takeawayNo street- or building-level rent is published here. Across District 20 retail, retail space rented at a median of $21.19 psf a month in 2026Q3, with the middle half of leases between $12.24 and $31.36. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 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 20 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 Happy Estate

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 Happy Estate?

Key takeawayURA has approved 1 change of use at Happy Estate since 2000, most recently in 2004. 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.

17 Aug 2004Approved
Change of use to health centre for spa & beauty salon
Change of use of premises on the 1st sty to health centre for spa & beauty salon
26 Dec 2002Renewed
Continued use as office
Continued use of the 1st storey showroom as office
5 Jan 2000Renewed
Continued use as office
Retention of use of the 1st storey showroom as office

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 Happy Estate?

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

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

An INDICATIVE AREA yield for District 20 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 20 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$133.15	$188.46	$400.81
B1 & Below · 30 & Below	$619.37	$706.67	$790.91
B1 & Below · >30 - 100	$297.17	$316.52	$350.31
Level 1 · >30 - 100	$70.71	$96.43	$227.01
Level 2 & 3 · >30 - 100	$130.42	$267.72	$324.88
Level 1 · >100 - 300	$68.64	$87.36	$129.01

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 Happy Estate?

Key takeawayThe nearest MRT/LRT is Mayflower MRT, about 742 m away — and 2 competing retail premisess operate nearby.

Getting around

Mayflower MRT742 m · ~12 min

Amenities nearby

Thomson Walk Pg · 72 mHealthcare AMK Medical Clinic · 158 mEducational Institution · 217 mOpp Horizon Gdns · 283 mPlace Of Worship · 558 mMayflower MRT Exit 2 · 637 mAng Mo Kio - Thye Hua Kwan Hospital · 1.3 km

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 429 mSembawang Hills Food Centre · 537 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Happy Estate

Key takeawayThe nearest station is Mayflower (TE6), 637 m away — a moderately busy station, with about 27,000 taps in and out on an average weekday. 6 public car parks are within 500 m.

Foot traffic: busier than 7% of retail buildings

nearest MRT/LRT Mayflower (TE6) 637 m, about 27,000 taps a weekday; bus stops within 400 m: 6, about 2,730 taps a weekday; Ang Mo Kio: 48,180 resident workers (Census 2020, by workplace); about 35,000 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

Mayflower (TE6)637 m · about 27,000 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 Happy Estate. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 2,730 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Gelenggang (URA)398 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Casuarina Rd (URA)440 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Jln Kuras Off St (URA)452 m
S$0.60 per half-hour at midday on a weekday · 52 car lots
Old Upp Thomson Rd Off St (URA)454 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Jln Kuras (URA)462 m
S$0.60 per half-hour at midday on a weekday · 8 car lots

Nearest URA season parking: Casuarina Road Area, 505 m away, S$90/month.

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

Who's registered at Happy Estate?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Happy Estate as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
0
Wholesale and retail trade
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. ACRA, as of 2026-09-16.

Frequently asked questions about Happy Estate

Where is Happy Estate?⌄

Happy Estate is at 10 Thomson Hill, Singapore 574788, in the Ang Mo Kio planning area.

What is Happy Estate zoned as?⌄

Happy Estate sits on land zoned residential under the URA Master Plan.

What is the tenure of Happy Estate?⌄

Happy Estate is freehold.

What have units at Happy Estate sold for?⌄

Across 1 recorded transaction, the median price is S$821 psf. The latest was in December 2005.

What is the nearest MRT station to Happy Estate?⌄

Mayflower MRT is the closest, 742 m away (about a 12-minute walk).

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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.

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.