CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 26 · Yishun

Hong Heng Mansions

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Hong Heng Mansions is a commercial building in District 26 · Yishun, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 1.4. 2 units are currently listed for rent. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on Hong Heng Mansions.

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What are the key facts about Hong Heng Mansions?

Key takeawayHong Heng Mansions is a commercial building in District 26 · Yishun, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4
Tenure: Not on record
District / Area: District 26 · Yishun
Address: 54 Sembawang Road
Land area: 7,306 sqm
Completed: 1996 (per EdgeProp)
Storeys: Not on record
Strata lots (whole development, MCST): 58
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 1997 (MCST 2095)
Submarket: Suburban
Transactions on record: None recorded
Live listings: 2
ACRA registrations: 3

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 Hong Heng Mansions

Hong Heng Mansions is a mixed-use building in Yishun (District 26). It is located along Sembawang Road, Singapore 779085.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 1.4.

It occupies roughly 7,306 sqm of land with about 10,229 sqm of gross floor area.

11 businesses are currently registered at this address with ACRA.

The nearest MRT is Springleaf MRT, 631 m away (about a 10-minute walk). The closest bus stop (Aft The Springside) is 86 m away (about a 1-minute walk).

What is Hong Heng Mansions zoned as?

Key takeawayHong Heng Mansions sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4

Run the full zoning report for this building →

What does space at Hong Heng Mansions rent for?

Key takeawayNo rent is published for Hong Heng Mansions itself. On its street, Sembawang Road, retail space rented at a median of $12.86 psf a month in 2026Q3, with the middle half of leases between $8.31 and $14.88. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sembawang Road

Street level · 2026Q3

25th pct

$8.31

$89.48 psm

Median

$12.86

$138.45 psm

75th pct

$14.88

$160.13 psm

S$ per sq ft per month · median +18% on a year earlier

2023Q4 · $138.80 psm2026Q3 · $138.45 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).

Market context around Hong Heng Mansions

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 fast units move at Hong Heng Mansions

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

How does Sembawang Road 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 is available at Hong Heng Mansions right now?

Key takeaway2 units are currently listed at Hong Heng Mansions. One row per unit; several agents often market the same unit.

For rent (2)

Hong Heng mansionsS$3k/mo · 607 sqft
Hong Heng MansionsS$3k/mo · 592 sqft

Browse every listing at this building →

What is near Hong Heng Mansions?

Key takeawayThe nearest MRT/LRT is Springleaf MRT, about 631 m away.

Getting around

Springleaf MRT631 m · ~10 min

Amenities nearby

Aft The Springside · 87 mSpringleaf Nature Park · 228 mPlace Of Worship · 261 mSpringleaf MRT Exit 1 · 496 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Hong Heng Mansions

Key takeawayThe nearest station is Springleaf (TE4), 496 m away — a quiet station, with about 12,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Springleaf Rd (URA), 701 m away; the nearest URA season parking is Tagore Road Area, 2.5 km away (S$90/month).

Foot traffic: busier than 1% of retail buildings

nearest MRT/LRT Springleaf (TE4) 496 m, about 12,000 taps a weekday; bus stops within 400 m: 7, about 3,938 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 3,654 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

Springleaf (TE4)496 m · about 12,000 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 Hong Heng Mansions. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 3,938 boardings and alightings on an average weekday.

Who's registered at Hong Heng Mansions?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list Hong Heng Mansions as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Manufacturing
1
Professional, scientific and technical services
1
Financial and insurance
0
Construction
0
Accommodation and food services
0
Information and communications
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.

Frequently asked questions about Hong Heng Mansions

Where is Hong Heng Mansions?⌄

Hong Heng Mansions is at 54 Sembawang Road, Singapore 779085, in the Yishun planning area.

What is Hong Heng Mansions zoned as?⌄

Hong Heng Mansions sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 1.4.

Have there been any recorded transactions at Hong Heng Mansions?⌄

No caveats have been lodged for Hong Heng Mansions 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 Hong Heng Mansions?⌄

Springleaf MRT is the closest, 631 m away (about a 10-minute walk).

How many businesses are registered at Hong Heng Mansions?⌄

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.

For agents · in the PropKaki app

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This development is also registered as the residential project Hong Heng Mansions.

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.

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.

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 EdgeProp, BCA's MCST register, PropKaki's submarket map, 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.