Happy Estate
Happy Estate is a commercial building in District 20 · Ang Mo Kio, on land zoned RESIDENTIAL under the URA Master Plan. It is freehold. 4 transactions are on record since 1995, most recently in Dec 2005. ACRA records 0 live company registrations at this address.
What are the key facts about Happy Estate?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- Landed housing area
- Tenure
- Freehold
- District / Area
- District 20 · Ang Mo Kio
- Address
- 8 Thomson Hill
- Land area
- 323 sqm
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- Suburban
- Transactions on record
- 4 (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 574787.
Under the URA Master Plan it sits on land zoned residential.
The site is freehold. It occupies roughly 323 sqm of land with about 424 sqm of gross floor area.
4 transactions have been recorded here, at a median of S$728 psf. The most recent was in December 2005.
The nearest MRT is Mayflower MRT, 734 m away (about a 12-minute walk). The closest bus stop (Opp Horizon Gdns) is 287 m away (about a 4-minute walk).
What is Happy Estate zoned as?
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What has Happy Estate sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Dec 2005 | Shop House | S$735k | 958 sqft | $767 |
| Dec 2001 | Shop House | S$750k | 958 sqft | $783 |
| Apr 1998 | Shop House | S$600k | 958 sqft | $626 |
| Jul 1995 | Shop House | S$660k | 958 sqft | $689 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Happy Estate rent for?
Retail space — District 20 retail
Region band · 2026Q3S$ 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
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
What do commercial rents run near Happy Estate?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ 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?
Getting around
- Mayflower MRT734 m · ~12 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at Happy Estate
nearest MRT/LRT Mayflower (TE6) 633 m, about 27,000 taps a weekday; bus stops within 400 m: 5, about 2,053 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)633 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
5 bus stops within 400 m, with 2,053 boardings and alightings on an average weekday.
Public car parks within 500 m
- Jln Gelenggang (URA)384 mS$0.60 per half-hour at midday on a weekday · 9 car lots
- Jln Kuras Off St (URA)440 mS$0.60 per half-hour at midday on a weekday · 52 car lots
- Casuarina Rd (URA)441 mS$0.60 per half-hour at midday on a weekday · 10 car lots
- Jln Kuras (URA)449 mS$0.60 per half-hour at midday on a weekday · 8 car lots
- Old Upp Thomson Rd Off St (URA)456 mS$0.60 per half-hour at midday on a weekday · 16 car lots
Nearest URA season parking: Casuarina Road Area, 506 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.
How many companies are registered at Happy Estate?
- Live registrations
- 0
- Registered last 3 years
- 0
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.
Frequently asked questions about Happy Estate
Where is Happy Estate?⌄
Happy Estate is at 8 Thomson Hill, Singapore 574787, 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 4 recorded transactions, the median price is S$728 psf. The latest was in December 2005.
What is the nearest MRT station to Happy Estate?⌄
Mayflower MRT is the closest, 734 m away (about a 12-minute walk).
The facts are here — now get the verdict on Happy Estate.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.