CommercialCOMMERCIAL & RESIDENTIALDistrict 19 · Hougang

Hougang Mall

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Hougang Mall is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.5. ACRA records 12 live company registrations at this address.

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

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What are the key facts about Hougang Mall?

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

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 2.5
Tenure: Not on record
District / Area: District 19 · Hougang
Address: 90 Hougang Avenue 10
Land area: 46,899 sqm
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Owner: Frasers Centrepoint Trust (SGX filings)
Net lettable area: 150,352 sq ft (the owner's annual report (as filed on SGX))
Car-park lots: 152 (the owner's annual report (as filed on SGX))
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 12

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.

Who owns Hougang Mall, and what is it valued at?

Key takeawayHougang Mall is owned by Frasers Centrepoint Trust, a REIT listed on SGX. The figures below come from its own SGX filings, each with its date. A valuation is an independent valuer's opinion for the owner's accounts, not a sale price.

Valued at S$467 million as at 30 Sep 2025, by Savills.

per Frasers Centrepoint Trust's SGX filing, 23 Oct 2025

Earlier: S$439 million (30 Sep 2024) · S$435 million (30 Sep 2023)

Hougang Mall: Frasers Centrepoint Trust's annual report (2025)

Net lettable area: 150,352 sq ft
Committed occupancy: 100%
Tenants: 86
Car-park lots: 152
Land tenure: 99-year leasehold from 1 May 1994
Green Mark: BCA Green Mark Platinum
Major tenants: FairPrice, Foodies’ Garden, Harvey Norman, Popular Bookstore

per Frasers Centrepoint Trust's annual report (SGX), 23 Dec 2025, page 149

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

About Hougang Mall

Hougang Mall is a commercial building in Hougang (District 19). It is located along Hougang Avenue 10, Singapore 538766.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 2.5.

It occupies roughly 46,899 sqm of land with about 118,268 sqm of gross floor area.

18 businesses are currently registered at this address with ACRA.

The nearest MRT is Hougang MRT, 177 m away (about a 3-minute walk). The closest bus stop (Hougang Ctrl Int) is 157 m away (about a 2-minute walk). Hougang 1 is 1.6 km away.

What is Hougang Mall zoned as?

Key takeawayHougang Mall sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 2.5.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 2.5

Run the full zoning report for this building →

What does space at Hougang Mall rent for?

Key takeawayNo rent is published for Hougang Mall itself. On its street, Hougang Avenue 10, retail space rented at a median of $24.10 psf a month in 2026Q3, with the middle half of leases between $19.17 and $37.51. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Hougang Avenue 10

Street level · 2026Q3

25th pct

$19.17

$206.39 psm

Median

$24.10

$259.46 psm

75th pct

$37.51

$403.80 psm

S$ per sq ft per month · median +0.6% on a year earlier

2023Q3 · $201.50 psm2026Q3 · $259.46 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 Mall

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 Hougang Mall?

Key takeawayURA has approved 22 changes of use at Hougang Mall since 2000, most recently in 2026. 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.

5 Oct 2026ApprovedFloor 3
Change of use to massage establishment
Proposed change of use of unit #03-XX to massage establishment
16 Jun 2026ApprovedFloor 3
Change of use to massage establishment
Proposed change of use of unit #03-XX to massage establishment at hougang mall
19 Mar 2026ApprovedFloor 4
Change of use to amusement centre
Proposed change of use of unit #04-XX to amusement centre
10 Nov 2025ApprovedFloor B1
Change of use to takeaway food shop
Proposed change of use of unit #B1-XX to takeaway food shop
27 Oct 2025Approved
Additions & alterations
Proposed amendment and regularization of gfa to approved additions & alterations to hougang shopping mall basement 2 to 5th storey
6 Aug 2025ApprovedFloor 4
Change of use to amusement centre
Proposed change of use of unit #04-XX to amusement centre
1 Nov 2024Approved
Additions & alterations
Proposed additions & alterations to hougang shopping mall basement 2 to 5th storey
27 Oct 2023ApprovedFloor 4
Change of use to massage establishment
Proposed change of use of unit #04-XX to massage establishment
21 Oct 2022ApprovedFloor 1
Additions & alterations
Proposed additions and alterations & change of use of unit #01-XX from existing shop to restaurant at hougang mall
8 Aug 2022ApprovedFloor B1
Change of use to betting outlet
Proposed change of use of part supermarket unit #B1-XX to betting outlet
1 Jun 2022ApprovedFloor B1
Change of use: existing shop → take away food shop
Proposed change of use to unit #B1-XX from existing shop to take away food shop at hougang mall on mk 22 lot 07350x at 90 hougang avenue 10, singapore 538766
1 Jun 2021ApprovedFloor 1
Change of use: shop → restaurant
Proposed change of use of units #01-XX, #01-XX, #01-XX and #01-XX from shop to restaurant

22 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 Mall?

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 near Hougang Mall?

Key takeawayThe nearest MRT/LRT is Hougang MRT, about 177 m away.

Getting around

Hougang MRT177 m · ~3 min

Amenities nearby

NTUC Fairprice Co-operative Ltd · 45 mHealthway Hougang Central Clinic · 51 mHougang MRT Exit B · 79 mHougang Ctrl Int · 157 mEducational Institution · 163 mPunggol Community Club · 261 mJln Naung Pg · 336 mPlace Of Worship · 510 mHougang Polyclinic · 567 mInstitute of Mental Health · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Hougang Mall

Key takeawayThe nearest station is Hougang (NE14), 79 m away — a busy station, with about 62,000 taps in and out on an average weekday. 12 public car parks are within 500 m.

Foot traffic: busier than 86% of retail buildings

nearest MRT/LRT Hougang (NE14) 79 m, about 62,000 taps a weekday; bus stops within 400 m: 14, about 59,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 83,000 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

Hougang (NE14)79 m · about 62,000 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 Hougang Mall. Transfers between lines don't tap, so interchanges read low.

Bus

14 bus stops within 400 m, with about 59,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 805 Hougang Central (HDB)163 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 341 car lots
Blk 804 Hougang Avenue 10 (HDB)211 m
S$0.60 per half-hour at midday on a weekday · 43 car lots
Blk 850A Hougang Central (HDB)287 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 187 car lots
Blk 417-434 Hougang Avenue 6/8/10 (HDB)331 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 837 car lots
Blk 401-413, 460-463 Hougang Avenue 10 (HDB)335 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 705 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), 2.3 km away, S$90/month.

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

Who's registered at Hougang Mall?

Key takeaway12 live companies (and LLPs and branches; sole proprietors are not counted) list Hougang Mall as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Accommodation and food services
3
Other services
3
Information and communications
1
Education
1
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 Hougang Mall

Where is Hougang Mall?⌄

Hougang Mall is at 90 Hougang Avenue 10, Singapore 538766, in the Hougang planning area.

What is Hougang Mall zoned as?⌄

Hougang Mall sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 2.5.

Have there been any recorded transactions at Hougang Mall?⌄

No caveats have been lodged for Hougang Mall 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 Hougang Mall?⌄

Hougang MRT is the closest, 177 m away (about a 3-minute walk).

How many businesses are registered at Hougang Mall?⌄

18 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.

Owner: the REIT or SGX-listed company whose latest valuation notice or annual report lists this building (a later divestment removes it). '(N% interest)' or '(part of the strata)' when it holds less than the whole. A building with no listed owner shows none — a private owner is never named.

Net lettable area: as the owner's latest annual report prints it (sq m converted to sq ft where needed).

Car-park lots: as the owner's latest annual report prints them.

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%).

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 PropKaki's submarket map, URA planning decisions, the owner's SGX filings, the owner's annual report (as filed on SGX), HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 10 November 2026. For general information, not financial advice.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

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.