CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 19 · Hougang

Icb Shopping Centre

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2023

Quick Summary

Icb Shopping Centre 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 freehold. 4 transactions are on record since 1995, most recently in Mar 2023. ACRA records 7 live company registrations at this address.

The facts are here — now get the verdict on Icb Shopping Centre.

Ask PropKaki

What are the key facts about Icb Shopping Centre?

Key takeawayIcb Shopping Centre is a commercial building in District 19 · Hougang, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 19 · Hougang
Address: 8f Yio Chu Kang Road
Land area: 1,446 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 19
Managing agent: AVALON PROPERTY SERVICES PTE. LTD.
Strata formed: 1977 (MCST 0354)
Submarket: Suburban
Transactions on record: 4 (records start 1995)
Live listings: None
ACRA registrations: 7

About Icb Shopping Centre

Icb Shopping Centre is a commercial building in Hougang (District 19). It is located along Yio Chu Kang Road, Singapore 545522.

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

The site is freehold. It occupies roughly 1,446 sqm of land with about 4,338 sqm of gross floor area.

4 transactions have been recorded here, at a median of S$1,022 psf. The most recent was in March 2023.

16 businesses are currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 710 m away (about a 11-minute walk). The closest bus stop (Aft Upp S'goon Rd) is 56 m away (about a 1-minute walk).

What is Icb Shopping Centre zoned as?

Key takeawayIcb Shopping Centre sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

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

BCA-verified envelope: allowable GFA 4,338 sqm · built 1,945 sqm · headroom 2,393 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 has Icb Shopping Centre sold for?

Key takeaway4 transactions are on record since 1995, most recently in Mar 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2023	Retail	S$300k	161 sqft	$1,858
Jan 2010	Retail	S$150k	161 sqft	$929
Oct 1998	Retail	S$143k	161 sqft	$886
Aug 1997	Retail	S$180k	161 sqft	$1,115

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 Icb Shopping Centre rent for?

Key takeawayNo rent is published for Icb Shopping Centre itself. On its street, Yio Chu Kang Road, retail space rented at a median of $7.79 psf a month in 2026Q3, with the middle half of leases between $6.13 and $8.79. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Yio Chu Kang Road

Street level · 2026Q3

25th pct

$6.13

$65.95 psm

Median

$7.79

$83.81 psm

75th pct

$8.79

$94.57 psm

S$ per sq ft per month · median -9.7% on a year earlier

2023Q2 · $72.41 psm2026Q3 · $83.81 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 Yio Chu Kang Road

Street level · 2026Q1

25th pct

—

— psm

Median

$3.42

$36.84 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

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 Icb Shopping Centre

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban (all grades): Rent S$6.48 psf/mth · Vacancy 2.8% · Planned / under construction 0.46m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Icb Shopping Centre?

Key takeawayURA has approved 1 change of use at Icb Shopping Centre since 2000, most recently in 2019. 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.

3 Dec 2019Approved
Change of use to e to restaurant
Proposed change of use of unit #01-XX to e to restaurant at icb shopping centre

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 Yio Chu Kang Road price?

Key takeawayAcross 10 strata sales on Yio Chu Kang Road in the last 5 years, the median is $2,127 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,127

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

What do commercial rents run near Icb Shopping Centre?

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 Icb Shopping Centre?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 710 m away — and 2 competing retail premisess operate nearby.

Getting around

Serangoon MRT710 m · ~11 min

Amenities nearby

Aft Upp S'goon Rd · 56 mPlace Of Worship · 75 mGSH Clinic & Surgery · 99 mHotel · 113 mBoundary Road Park · 340 mSerangoon MRT Exit C · 636 mEducational Institution · 801 mBraddell Heights Community Club · 881 m

Competing premises nearby

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

Thong Chew Food Industries Pte Ltd · 312 mNex · 744 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Icb Shopping Centre

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 636 m away — one of the busiest stations, with about 119,000 taps in and out on an average weekday. 7 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 12% of office buildings

nearest MRT/LRT Serangoon (NE12/CC13) 636 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 11, about 15,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 54,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Serangoon (NE12 / CC13)636 m · about 119,000 weekday taps
Kovan (NE13)922 m · about 48,000 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 Icb Shopping Centre. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Simon Road-Kovan Road Area (URA)69 m
season S$90/month
Lim Tua Tow Rd Off St (URA)105 m
S$0.60 per half-hour at midday on a weekday · 39 car lots
Lim Tua Tow Area (URA)149 m
season S$80/month
Lim Tua Tow Rd (URA)155 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Blk 159A Hougang Street 11 (HDB)366 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 270 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.

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

Who's registered at Icb Shopping Centre?

Key takeaway7 live companies (and LLPs and branches; sole proprietors are not counted) list Icb Shopping Centre as their registered address. These are registered businesses, not who occupies the space.

Information and communications
2
Accommodation and food services
2
Wholesale and retail trade
1
Education
1
Real estate
1
Manufacturing
0
Professional, scientific and technical services
0
Administrative and support services
0
Construction
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.

What is Icb Shopping Centre's BCA building profile?

BCA building type: Mixed Development
Green Mark: NA (NA)
Energy use intensity: 14 kWh/m²·yr

Frequently asked questions about Icb Shopping Centre

Where is Icb Shopping Centre?⌄

Icb Shopping Centre is at 8F Yio Chu Kang Road, Singapore 545522, in the Hougang planning area.

What is Icb Shopping Centre zoned as?⌄

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

What is the tenure of Icb Shopping Centre?⌄

Icb Shopping Centre is freehold.

What have units at Icb Shopping Centre sold for?⌄

Across 4 recorded transactions, the median price is S$1,022 psf. The latest was in March 2023.

What is the nearest MRT station to Icb Shopping Centre?⌄

Serangoon MRT is the closest, 710 m away (about a 11-minute walk).

How many businesses are registered at Icb Shopping Centre?⌄

16 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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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.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

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, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.