CommercialRESIDENTIAL999-year leaseholdDistrict 19 · Hougang

People's Garden

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2025

Quick Summary

People's Garden is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL under the URA Master Plan. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Jan 2025. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on People's Garden.

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What are the key facts about People's Garden?

Key takeawayPeople's Garden is a commercial building in District 19 · Hougang, zoned RESIDENTIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area
Tenure: 999-year leasehold
District / Area: District 19 · Hougang
Address: 38 Lorong 1 Realty Park
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 3

About People's Garden

People'S Garden is a mixed-use building in Hougang (District 19). It is located along Lorong 1 Realty Park, Singapore 536957.

Under the URA Master Plan it sits on land zoned residential.

The site is 999-year leasehold, with about 852 years remaining on the lease.

2 transactions have been recorded here, at a median of S$1,314 psf. The most recent was in January 2025.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Hougang MRT, 468 m away (about a 7-minute walk). The closest bus stop (Blk 708) is 150 m away (about a 2-minute walk).

What is People's Garden zoned as?

Key takeawayPeople's Garden sits on land zoned RESIDENTIAL.

Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area

URA has not published a fixed plot ratio for this site — the Master Plan records "LND" (Landed housing area), 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 has People's Garden sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jan 2025 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2025	Shop House	S$3.80M	1,711 sqft	$2,220
Jun 1999	Shop House	S$700k	1,710 sqft	$409

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 People's Garden 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 People's Garden

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 People's Garden?

Key takeawayURA has approved 1 change of use at People's Garden since 2000, most recently in 2000. 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.

2 Jan 2003Approved
Additions & alterations
Proposed awning to existing 2-storey building with eating house at 1st storey and residential above
13 Jun 2000Approved
Change of use
Change of use of the 1st storey shop for retail sale of animal feeds and veterinary medicines

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 Lorong 1 Realty Park price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near People's Garden?

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 People's Garden?

Key takeawayThe nearest MRT/LRT is Hougang MRT, about 468 m away — and 1 competing retail premises operate nearby.

Getting around

Hougang MRT468 m · ~7 min

Amenities nearby

Realty Park · 74 mBlk 708 · 150 mPlace Of Worship · 222 mEducational Institution · 299 mHougang Polyclinic · 300 mPonggol Clinic · 303 mHougang MRT Exit A · 371 mHougang Community Club · 410 m

Competing premises nearby

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

Hougang Mall · 663 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at People's Garden

Key takeawayThe nearest station is Hougang (NE14), 371 m away — a busy station, with about 62,000 taps in and out on an average weekday. 8 public car parks are within 500 m.

Foot traffic: busier than 52% of retail buildings

nearest MRT/LRT Hougang (NE14) 371 m, about 62,000 taps a weekday; bus stops within 400 m: 12, about 24,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 71,000 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)371 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 People's Garden. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with about 24,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 701-702,707-710 Hougang Avenue 2 (HDB)199 m
S$0.60 per half-hour at midday on a weekday · 315 car lots
Blk 838A Hougang Central (HDB)306 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 248 car lots
Blk 24/25 Hougang Avenue 3 (HDB)328 m
S$0.60 per half-hour at midday on a weekday · 149 car lots
Blk 703-706,711-712 Hougang Avenue 2 (HDB)349 m
S$0.60 per half-hour at midday on a weekday · 220 car lots
Blk 830A Hougang Central (HDB)367 m
S$0.60 per half-hour at midday on a weekday · gantry 1.87 m · 201 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, 2.0 km away, S$90/month.

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

Who's registered at People's Garden?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list People's Garden as their registered address. These are registered businesses, not who occupies the space.

Manufacturing
1
Construction
1
Information and communications
1
Financial and insurance
0
Other services
0
Wholesale and retail trade
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 People's Garden

Where is People'S Garden?⌄

People'S Garden is at 38 Lorong 1 Realty Park, Singapore 536957, in the Hougang planning area.

What is People'S Garden zoned as?⌄

People'S Garden sits on land zoned residential under the URA Master Plan.

What is the tenure of People'S Garden?⌄

People'S Garden is 999-year leasehold. About 852 years remain on the lease.

What have units at People'S Garden sold for?⌄

Across 2 recorded transactions, the median price is S$1,314 psf. The latest was in January 2025.

What is the nearest MRT station to People'S Garden?⌄

Hougang MRT is the closest, 468 m away (about a 7-minute walk).

How many businesses are registered at People'S Garden?⌄

3 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.

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.

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 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.