CommercialCOMMERCIAL & RESIDENTIALLeaseholdDistrict 19 · Hougang

Hougang Plaza

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2012

Quick Summary

Hougang Plaza is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 64 years remaining. 6 transactions are on record since 1995, most recently in May 2012. 5 units are currently listed for sale or rent. ACRA records 11 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Hougang Plaza?

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

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 19 · Hougang
Address: 1189 Upper Serangoon Road
Land area: 5,300 sqm
Completed: Not on record
Storeys: 11 (© OpenStreetMap contributors)
Submarket: Suburban
Units with a recorded sale: At least 4
Listed as: Shop / Shophouse, Mall Shop, Food & Beverage
Transactions on record: 6 (records start 1995)
Live listings: 5
ACRA registrations: 11

About Hougang Plaza

Hougang Plaza is a commercial building in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 534785.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

The site is leasehold, with about 64 years remaining on the lease. It occupies roughly 5,300 sqm of land with about 16,838 sqm of gross floor area.

6 transactions have been recorded here, at a median of S$1,750 psf. The most recent was in May 2012.

14 businesses are currently registered at this address with ACRA.

The nearest MRT is Hougang MRT, 311 m away (about a 5-minute walk). The closest bus stop (The Midtown) is 69 m away (about a 1-minute walk).

What is Hougang Plaza zoned as?

Key takeawayHougang Plaza sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Hougang Plaza sold for?

Key takeaway6 transactions are on record since 1995, most recently in May 2012 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2012	Retail	S$119.11M	70,095 sqft	$1,699
Apr 2006	Retail	S$1.30M	463 sqft	$2,809
Mar 2006	Retail	S$3.95M	1,819 sqft	$2,171
Apr 2005	Retail	S$5.68M	3,154 sqft	$1,800
Apr 2005	Retail	S$20.12M	52,044 sqft	$387
Mar 1997	Retail	S$6.85M	7,384 sqft	$928

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 Hougang Plaza rent for?

Key takeawayNo rent is published for Hougang Plaza itself. On its street, Upper Serangoon Road, retail space rented at a median of $7.78 psf a month in 2026Q3, with the middle half of leases between $4.87 and $9.96. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Serangoon Road

Street level · 2026Q3

25th pct

$4.87

$52.47 psm

Median

$7.78

$83.77 psm

75th pct

$9.96

$107.18 psm

S$ per sq ft per month · median +12.1% on a year earlier

2023Q4 · $116.13 psm2026Q3 · $83.77 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).

Office space on Upper Serangoon Road

Street level · 2026Q3

25th pct

$3.60

$38.75 psm

Median

$3.76

$40.50 psm

75th pct

$4.16

$44.80 psm

S$ per sq ft per month · median -41.1% on a year earlier

2022Q4 · $29.52 psm2026Q3 · $40.50 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (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 Plaza

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 Plaza

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 4 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 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 Plaza?

Key takeawayURA has approved 5 changes of use at Hougang Plaza since 2000, most recently in 2011. 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.

7 Jul 2017Approved
Additions & alterations
Proposed covering over private roof terrace
8 Mar 2017Approved
Additions & alterations
Proposed additions & alterations on 1st & 2nd storey to existing mixed development on lot 06856w mk 22 at 1189 upper serangoon road
22 Sept 2016Approved
Additions & alterations
Proposed additions & alterations to existing gym at 3rd storey for 12-storey mixed development comprising residential tower ( 10-storey, total 160 units ) and retail podium ( 2-storey ) with 2 basements ( retail / car parks )
15 Mar 2011Agency worksFloor 1
Change of use
Restaurant,sports and recreation building -unit #01-XX
16 Jul 2002ApprovedFloor 3
Change of use to clubhouse
Proposed use of part of unit #03-XX as clubhouse
25 Oct 2000Approved
Additions & alterations
Proposed additon and alteration works to existing 2nd storey of hougang plaza
10 Aug 2000ApprovedFloor 3
Change of use to billiard saloon
Use of part of unit #03-XX as billiard saloon
10 Jul 2000ApprovedFloor 1
Change of use to supermarket
Change of use of fastfood restaurant unit #01-XX to supermarket
25 May 2000ApprovedFloor 2
Change of use to supermarket
Change of use of cinema (units #02-XX) and foyer on the 2nd storey to supermarket

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).

How does Upper Serangoon Road price?

Key takeawayAcross 23 strata sales on Upper Serangoon Road in the last 5 years, the median is $2,071 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,071

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Hougang Plaza?

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 Plaza right now?

Key takeaway5 units are currently listed at Hougang Plaza — 4 for sale and 1 for rent. One row per unit; several agents often market the same unit.

For sale (4)

Midtown ResidencesS$1.50M · 334 sqft
Midtown ResidencesS$2.60M · 950 sqft
Midtown ResidencesS$1.09M · 258 sqft
Midtown ResidencesS$1.80M · 785 sqft

For rent (1)

Midtown ResidencesS$7k/mo · 760 sqft

Browse every listing at this building →

What is near Hougang Plaza?

Key takeawayThe nearest MRT/LRT is Hougang MRT, about 311 m away — and 2 competing retail premisess operate nearby.

Getting around

Hougang MRT311 m · ~5 min

Amenities nearby

Educational Institution · 43 mTrucare Medical And Surgery (Hougang) · 44 mThe Midtown · 69 mHougang MRT Exit B · 274 mJln Naung Pg · 287 mPlace Of Worship · 429 mPunggol Community Club · 539 mHougang Polyclinic · 687 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 149 mHougang Mall · 246 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Hougang Plaza

Key takeawayThe nearest station is Hougang (NE14), 274 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 72% of retail buildings

nearest MRT/LRT Hougang (NE14) 274 m, about 62,000 taps a weekday; bus stops within 400 m: 8, about 55,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 73,000 residents within 1 km (June 2026); 1 other mall 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)274 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 Plaza. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 55,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 804 Hougang Avenue 10 (HDB)67 m
S$0.60 per half-hour at midday on a weekday · 43 car lots
Blk 805 Hougang Central (HDB)138 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 341 car lots
Blk 327-328,332-334,358-363 Hougang Avenue 5 (HDB)224 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 996 car lots
Blk 364 / 365 Upper Serangoon Rd (HDB)244 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 483 car lots
Blk 850A Hougang Central (HDB)253 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 187 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Service Rd (Jln Kelulu T), 2.6 km away, S$90/month.

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

Who's registered at Hougang Plaza?

Key takeaway11 live companies (and LLPs and branches; sole proprietors are not counted) list Hougang Plaza as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
3
Information and communications
3
Health and social services
2
Professional, scientific and technical services
1
Financial and insurance
1
Administrative and support services
1
Accommodation and food services
0
Transportation and storage
0
Education
0
Other 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Hougang Plaza

Where is Hougang Plaza?⌄

Hougang Plaza is at 1189 Upper Serangoon Road, Singapore 534785, in the Hougang planning area.

What is Hougang Plaza zoned as?⌄

Hougang Plaza sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Hougang Plaza?⌄

Hougang Plaza is leasehold. About 64 years remain on the lease.

What have units at Hougang Plaza sold for?⌄

Across 6 recorded transactions, the median price is S$1,750 psf. The latest was in May 2012.

What is the nearest MRT station to Hougang Plaza?⌄

Hougang MRT is the closest, 311 m away (about a 5-minute walk).

How many businesses are registered at Hougang Plaza?⌄

14 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 Midtown Residences.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.