CommercialCOMMERCIAL & RESIDENTIALDistrict 19 · Hougang

Hougang 1

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Hougang 1 is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. 4 units are currently listed for rent. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Hougang 1.

Ask PropKaki

What are the key facts about Hougang 1?

Key takeawayHougang 1 is a commercial building in District 19 · Hougang, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 19 · Hougang
Address: 1 Hougang Street 91
Land area: 15,462 sqm
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 3
Managing agent: KNIGHT FRANK PROPERTY & FACILITIES MANAGEMENT PTE. LTD.
Strata formed: 2012 (MCST 3847)
Submarket: Suburban
Transactions on record: None recorded
Live listings: 4
ACRA registrations: 1

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 Hougang 1

Hougang 1 is a mixed-use building in Hougang (District 19). It is located along Hougang Street 91, Singapore 538692.

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

It occupies roughly 15,462 sqm of land.

4 businesses are currently registered at this address with ACRA.

The closest bus stop (Hougang 1/Opp Blk 931A) is 77 m away (about a 1-minute walk). Hougang Mall is 1.6 km away.

What is Hougang 1 zoned as?

Key takeawayHougang 1 sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

BCA-verified envelope: built 9,821 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 Hougang 1 rent for?

Key takeawayNo rent is published for Hougang 1 itself. On its street, Hougang Street 91, retail space rented at a median of $22.16 psf a month in 2026Q3, with the middle half of leases between $16.81 and $26.01. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Hougang Street 91

Street level · 2026Q3

25th pct

$16.81

$180.89 psm

Median

$22.16

$238.53 psm

75th pct

$26.01

$280.00 psm

S$ per sq ft per month · median -12.2% on a year earlier

2021Q4 · $158.70 psm2026Q3 · $238.53 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).

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 Hougang 1

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 Hougang 1

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 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.

What's been approved at Hougang 1?

Key takeawayURA has approved 13 changes of use at Hougang 1 since 2000, most recently in 2025. 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.

20 Jan 2025ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment
26 Dec 2024RenewedFloor 1
Continued use as outdoor refreshment area to units #01-xx and #01-xx
Continued use of part main entrance lobby as outdoor refreshment area to units #01-XX and #01-XX
5 Mar 2024ApprovedFloor 1
Change of use to amusement centre
Proposed change of use of unit #01-XX to amusement centre
13 Sept 2022ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
4 Jan 2022RenewedFloor 1
Continued use as outdoor refreshment area to units #01-xx and #01-xx
Continued use of part main entrance lobby as outdoor refreshment area to units #01-XX and #01-XX
19 Aug 2020ApprovedFloor 1
Change of use to amusement centre
Proposed change of use of unit #01-XX to amusement centre
24 Dec 2019ApprovedFloor 1
Change of use to amusement centre
Proposed change of use of unit #01-XX to amusement centre
6 Sept 2019ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX and #01-XX to restaurant at hougang 1
22 May 2019RenewedFloor 1
Continued use as outdoor refreshment area to units #01-xx and #01-xx
Continued use of part main entrance lobby as outdoor refreshment area to units #01-XX and #01-XX
21 Aug 2018ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at hougang 1
19 Aug 2015Renewed
Change of use
Proposed new outdoor refreshment area to the existing 1st storey of the part 3/part13-storey commercial/residential development with basement, swimming pool and multi-storey carparks
17 May 2013Approved
Additions & alterations
Addition/alteration to the existing commercial/ residential development involving new erection of a covered linkway on lot 08532c-pt mk 22 at 1 hougang st 91, hougang 1 mall (hougang planning area)

9 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 Hougang 1?

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 available at Hougang 1 right now?

Key takeaway4 units are currently listed at Hougang 1. One row per unit; several agents often market the same unit.

For rent (4)

Hougang 1S$3k/mo · 183 sqft
Hougang 1S$6k/mo · 183 sqft
Hougang 13 agentsS$7k/mo · 172 sqft
Hougang - Mall F&B2 agentsS$7k/mo · 409 sqft

Browse every listing at this building →

What is near Hougang 1?

Amenities nearby

NTUC Fairprice Co-operative Ltd · 0 mElissa Medical Clinic · 11 mHougang 1/Opp Blk 931A · 77 mEducational Institution · 195 mCi Yuan Hawker Centre · 387 mCi Yuan Community Club · 387 mPlace Of Worship · 602 mInstitute of Mental Health · 867 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Hougang 1

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Hougang, 1.4 km away. 16 public car parks are within 500 m.

Foot traffic: busier than 28% of retail buildings

no MRT/LRT within 1 km (nearest Hougang, 1.4 km); bus stops within 400 m: 14, about 28,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 75,000 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.

Bus

14 bus stops within 400 m, with about 28,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 931A Hougang Street 91 (HDB)119 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 294 car lots
Blk 946A Hougang Street 92 (HDB)166 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 404 car lots
Blk 941A Hougang Street 92 (HDB)175 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 437 car lots
Blk 955A Hougang Avenue 9 (HDB)180 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 778 car lots
Blk 971A Hougang Street 91 (HDB)269 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 785 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.

Nearest URA season parking: Service Rd (Jln Kelulu T), 928 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Hougang 1's own car park, if it has one, and its charges are not in the open data.

Who's registered at Hougang 1?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Hougang 1 as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Accommodation and food services
0
Financial and insurance
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 Hougang 1's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 995 kWh/m²·yr

Frequently asked questions about Hougang 1

Where is Hougang 1?⌄

Hougang 1 is at 1 Hougang Street 91, Singapore 538692, in the Hougang planning area.

What is Hougang 1 zoned as?⌄

Hougang 1 sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at Hougang 1?⌄

No caveats have been lodged for Hougang 1 in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

How many businesses are registered at Hougang 1?⌄

4 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 Hougang 1.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

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.

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%).

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.