CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 19 · Hougang

Poh Lian Building

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2010

Quick Summary

Poh Lian Building is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY 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 May 2010. ACRA records 0 live company registrations at this address.

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

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What are the key facts about Poh Lian Building?

Key takeawayPoh Lian Building is a commercial building in District 19 · Hougang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 19 · Hougang
Address: 95 Kovan Road
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 4 (records start 1995)
Live listings: None
ACRA registrations: 0

About Poh Lian Building

Poh Lian Building is a commercial building in Hougang (District 19). It is located along Kovan Road, Singapore 548181.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold.

4 transactions have been recorded here, at a median of S$1,232 psf. The most recent was in May 2010.

1 business is currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 711 m away (about a 11-minute walk). The closest bus stop (Highland Ctr) is 74 m away (about a 1-minute walk).

What is Poh Lian Building zoned as?

Key takeawayPoh Lian Building sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Poh Lian Building sold for?

Key takeaway4 transactions are on record since 1995, most recently in May 2010 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2010	Shop House	S$1.70M	1,206 sqft	$1,410
Aug 2009	Shop House	S$1.46M	1,206 sqft	$1,207
Feb 2009	Shop House	S$1.45M	1,206 sqft	$1,203
Jan 2006	Shop House	S$1.51M	1,206 sqft	$1,257

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 Poh Lian Building 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 Poh Lian 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 Poh Lian Building?

Key takeawayURA has approved 2 changes of use at Poh Lian Building since 2000, most recently in 2007. 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.

9 Mar 2007Approved
Change of use: billard saloon → snack bar
Proposed change of use of part of the two 1st storey premises from billard saloon to snack bar
14 Dec 2006Approved
Change of use: motor vehicle showroom → billard saloon
Proposed change of use of the two 1st storey premises from motor vehicle showroom to billard saloon (old lot 594 pt)

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 Kovan Road 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 Poh Lian 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 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 Poh Lian Building?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 711 m away — and 2 competing retail premisess operate nearby.

Getting around

Serangoon MRT711 m · ~11 min

Amenities nearby

Place Of Worship · 71 mHighland Ctr · 75 mGSH Clinic & Surgery · 82 mHotel · 144 mBoundary Road Park · 325 mSerangoon MRT Exit C · 640 mEducational Institution · 825 mBraddell Heights Community Club · 872 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 · 277 mNex · 742 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Poh Lian Building

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 640 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 37% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 640 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); 2 other malls 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)640 m · about 119,000 weekday taps
Kovan (NE13)923 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 Poh Lian Building. 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)47 m
season S$90/month
Lim Tua Tow Rd Off St (URA)118 m
S$0.60 per half-hour at midday on a weekday · 39 car lots
Lim Tua Tow Rd (URA)138 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Lim Tua Tow Area (URA)163 m
season S$80/month
Blk 159A Hougang Street 11 (HDB)400 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. Poh Lian Building's own car park, if it has one, and its charges are not in the open data.

Who's registered at Poh Lian Building?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Poh Lian Building as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
0
Manufacturing
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 Poh Lian Building

Where is Poh Lian Building?⌄

Poh Lian Building is at 95 Kovan Road, Singapore 548181, in the Hougang planning area.

What is Poh Lian Building zoned as?⌄

Poh Lian Building sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Poh Lian Building?⌄

Poh Lian Building is freehold.

What have units at Poh Lian Building sold for?⌄

Across 4 recorded transactions, the median price is S$1,232 psf. The latest was in May 2010.

What is the nearest MRT station to Poh Lian Building?⌄

Serangoon MRT is the closest, 711 m away (about a 11-minute walk).

How many businesses are registered at Poh Lian Building?⌄

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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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.

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.

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, 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.