CommercialRESIDENTIALFreeholdDistrict 19 · Serangoon

Jade Residences

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2014

Quick Summary

Jade Residences is a commercial building in District 19 · Serangoon, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.4. It is freehold. 2 transactions are on record since 1995, most recently in Jun 2014. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Jade Residences.

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What are the key facts about Jade Residences?

Key takeawayJade Residences is a commercial building in District 19 · Serangoon, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Freehold
District / Area: District 19 · Serangoon
Address: 3 Lew Lian Vale
Land area: 8,585 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 173
Strata formed: 2017 (MCST 4573)
Submarket: Suburban
Units with a recorded sale: At least 2
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 1

About Jade Residences

Jade Residences is a mixed-use building in Serangoon (District 19). It is located along Lew Lian Vale, Singapore 537017.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.4.

The site is freehold. It occupies roughly 8,585 sqm of land with about 13,452 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$3,872 psf. The most recent was in June 2014.

1 business is currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 592 m away (about a 9-minute walk). The closest bus stop (Blk 426) is 173 m away (about a 3-minute walk).

What is Jade Residences zoned as?

Key takeawayJade Residences sits on land zoned RESIDENTIAL with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has Jade Residences sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jun 2014 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jun 2014	Retail	S$833k	215 sqft	$3,872
Jun 2014	Retail	S$833k	215 sqft	$3,872

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 Jade Residences rent for?

Key takeawayNo street- or building-level rent is published here. Across District 19 retail, retail space rented at a median of $12.67 psf a month in 2026Q3, with the middle half of leases between $9.19 and $20.61. That is not this building's own rent, and never a quote for a particular unit.

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 Jade Residences

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 Jade Residences?

Key takeawayURA has approved 1 change of use at Jade Residences since 2000, most recently in 2021. 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.

23 Jul 2025RenewedFloor 1
Continued use as takeaway foodshop
Continued use of unit #01-XX as takeaway foodshop
14 Jun 2023RenewedFloor 1
Continued use as takeaway foodshop
Continued use of unit #01-XX as takeaway foodshop
7 Jan 2022ApprovedFloor 5
Additions & alterations
Proposed additions & alterations involving the erection of a covering over private roof terrace (prt) of unit #05-XX at 5 lew lian vale, jade residences
13 Sept 2021ApprovedFloor 5
Additions & alterations
Proposed additions & alterations involving the erection of a covering over private roof terrace (prt) of unit #05-XX at 5 lew lian vale, jade residences
13 Aug 2021ApprovedFloor 1
Change of use to takeaway foodshop
Proposed change of use of unit #01-XX to takeaway foodshop

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 Jade Residences?

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 Jade Residences?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 592 m away — and 2 competing retail premisess operate nearby.

Getting around

Serangoon MRT592 m · ~9 min

Amenities nearby

Lorong Ong Lye Park · 145 mEducational Institution · 169 mBlk 426 · 173 mPlace Of Worship · 193 mPancare Medical Clinic (Serangoon) · 272 mSerangoon MRT Exit D · 402 mHotel · 615 mBraddell Heights Community Club · 880 mBusiness Park · 1.3 km

Competing premises nearby

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

Prime Supermarket (1996) Pte Ltd · 416 mNex · 647 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Jade Residences

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 402 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.

Foot traffic: busier than 51% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 402 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 12, about 14,000 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 56,000 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

Serangoon (NE12 / CC13)402 m · about 119,000 weekday taps
Bartley (CC12)582 m · about 19,000 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 Jade Residences. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Blk 421/427 Serangoon Central/Avenue 1 (HDB)161 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 380 car lots
Blk 2A Lorong Lew Lian (HDB)255 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 333 car lots
Blk 415-420 Lorong Lew Lian (HDB)278 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 178 car lots
Upp Paya Lebar Rd Serv Ice Rd (URA)359 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Blk 409/414 Serangoon Central/Avenue 1 (HDB)397 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 180 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: Lim Tua Tow Area, 545 m away, S$80/month.

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

Who's registered at Jade Residences?

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

Other services
1

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 Jade Residences

Where is Jade Residences?⌄

Jade Residences is at 3 Lew Lian Vale, Singapore 537017, in the Serangoon planning area.

What is Jade Residences zoned as?⌄

Jade Residences sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of Jade Residences?⌄

Jade Residences is freehold.

What have units at Jade Residences sold for?⌄

Across 2 recorded transactions, the median price is S$3,872 psf. The latest was in June 2014.

What is the nearest MRT station to Jade Residences?⌄

Serangoon MRT is the closest, 592 m away (about a 9-minute walk).

How many businesses are registered at Jade Residences?⌄

1 business is 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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This development is also registered as the residential project Jade Residences.

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.

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.

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), 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.