CommercialPLACE OF WORSHIPDistrict 13 · Hougang

Lian Beng Building

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Lian Beng Building is a commercial building in District 13 · Hougang, on land zoned PLACE OF WORSHIP under the URA Master Plan. ACRA records 110 live company registrations at this address.

The facts are here — now get the verdict on Lian Beng Building.

Ask PropKaki

What are the key facts about Lian Beng Building?

Key takeawayLian Beng Building is a commercial building in District 13 · Hougang, zoned PLACE OF WORSHIP.

Asset class: Commercial
Land-use zone: PLACE OF WORSHIP
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 13 · Hougang
Address: 29 Harrison Road
Land area: 1,007 sqm
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 110

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 Lian Beng Building

Lian Beng Building is a mixed-use building in Hougang (District 13). It is located along Upper Serangoon Road, Singapore 369648.

Under the URA Master Plan it sits on land zoned place of worship.

It occupies roughly 1,007 sqm of land with about 2,519 sqm of gross floor area.

116 businesses are currently registered at this address with ACRA.

The nearest MRT is Kovan MRT, 346 m away (about a 5-minute walk). The closest bus stop (Glad Tidings Ch) is 20 m away (about a 0-minute walk). Heartland Mall Kovan is 384 m away (about a 6-minute walk).

What is Lian Beng Building zoned as?

Key takeawayLian Beng Building sits on land zoned PLACE OF WORSHIP.

Land-use zone: PLACE OF WORSHIP
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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at Lian Beng Building rent for?

Key takeawayNo rent is published for Lian Beng Building 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 13 retail

Region band · 2026Q3

25th pct

$9.61

$103.41 psm

Median

$10.25

$110.37 psm

75th pct

$13.31

$143.25 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 13 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 Lian Beng Building

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 Lian Beng Building?

Key takeawayURA's planning decisions at Lian Beng Building since 2000 are below. 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.

28 May 2018Approved
Additions & alterations
Proposed addition & alteration to existing 4-storey church development on lot 08542k & lot 5117x mk 22 at 1 & 3 valley road.
28 Feb 2012Approved
Additions & alterations
Proposed additions & alterations to the existing 4-storey church involving conversion of balcony and planter to worship area and rest area mk22 on lot 05117x , 08542k 1 , valley road (hougang)
2 Mar 2011Approved
Additions & alterations
Proposed regularisation of gfa and amendment to approved erection of a 10-storey multi-user light-industrial factory building (total 8 units)
15 Dec 2006Approved
Additions & alterations
Addition/alteration to the existing 4-storey church building mk22 on lot 05117x , 08542k 1 & 3 , valley road

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 Lian Beng Building?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 13 retail

Gross yield (area)

7.9%

7.1% net of property tax

Rent side (median of bands)

$110.37 psm/mo

2026Q3

Price side (strata, 5y)

$1,558 psf

18 sales

An INDICATIVE AREA yield for District 13 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 13 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$85.88	$95.78	$103.50
B1 & Below · 30 & Below	$291.67	$294.44	$345.30
B1 & Below · >30 - 100	$48.39	$50.91	$73.81
Level 1 · >30 - 100	$120.93	$124.95	$183.00

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 Lian Beng Building?

Key takeawayThe nearest MRT/LRT is Kovan MRT, about 346 m away.

Getting around

Kovan MRT346 m · ~5 min

Amenities nearby

Place Of Worship · 0 mGlad Tidings Ch · 20 mKhoo Clinic & Surgery · 41 mEducational Institution · 166 mKovan MRT Exit C · 324 mKovan Market & Food Centre · 367 mHeartland Mall Kovan · 384 mCold Storage Singapore (1983) Pte Ltd · 384 mPaya Lebar Kovan Community Club · 511 mHougang Polyclinic · 891 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Lian Beng Building

Key takeawayThe nearest station is Kovan (NE13), 324 m away — a busy station, with about 48,000 taps in and out on an average weekday. 12 public car parks are within 500 m.

Foot traffic: busier than 59% of retail buildings

nearest MRT/LRT Kovan (NE13) 324 m, about 48,000 taps a weekday; bus stops within 400 m: 11, about 38,000 taps a weekday; Hougang: 43,772 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

Kovan (NE13)324 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 Lian Beng Building. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 38,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Upp Serangoon Rd (URA)121 m
S$0.60 per half-hour at midday on a weekday · 13 car lots
Simon Rd Service Rd (URA)199 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Blk 211-212 Hougang Street 21 (HDB)261 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 73 car lots
Blk 373A Hougang Street 31 (HDB)275 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 1,020 car lots
Blk 208-210 Hougang Street 21 (HDB)353 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 123 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: Simon Road-Kovan Road Area, 1.3 km away, S$90/month.

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

Who's registered at Lian Beng Building?

Key takeaway110 live companies (and LLPs and branches; sole proprietors are not counted) list Lian Beng Building as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
43
Real estate
34
Construction
9
Professional, scientific and technical services
6
Accommodation and food services
5
Wholesale and retail trade
3
Manufacturing
3
Other services
2
Transportation and storage
2
Administrative and support services
2

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 Lian Beng Building

Where is Lian Beng Building?⌄

Lian Beng Building is at 29 Harrison Road, Singapore 369648, in the Hougang planning area.

What is Lian Beng Building zoned as?⌄

Lian Beng Building sits on land zoned place of worship under the URA Master Plan.

Have there been any recorded transactions at Lian Beng Building?⌄

No caveats have been lodged for Lian Beng Building 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 Lian Beng Building?⌄

Kovan MRT is the closest, 346 m away (about a 5-minute walk).

How many businesses are registered at Lian Beng Building?⌄

116 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.

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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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