CommercialRESIDENTIALLeaseholdDistrict 19 · Hougang

Rio Vista

Reviewed by Nathan TangUpdated 10 November 2026Data through Aug 2006

Quick Summary

Rio Vista is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 74 years remaining. 2 transactions are on record since 1995, most recently in Aug 2006. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on Rio Vista.

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What are the key facts about Rio Vista?

Key takeawayRio Vista is a commercial building in District 19 · Hougang, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 19 · Hougang
Address: 14 Upper Serangoon View
Land area: 30,817 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 717
Managing agent: KNIGHT FRANK PROPERTY & FACILITIES MANAGEMENT PTE. LTD.
Strata formed: 2005 (MCST 2938)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 2

About Rio Vista

Rio Vista is a mixed-use building in Hougang (District 19). It is located along Upper Serangoon View, Singapore 534200.

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

The site is leasehold, with about 74 years remaining on the lease. It occupies roughly 30,817 sqm of land with about 92,448 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$631 psf. The most recent was in August 2006.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Hougang MRT Exit B, 952 m away (about a 15-minute walk). The closest bus stop (Rio Vista) is 109 m away (about a 2-minute walk).

What is Rio Vista zoned as?

Key takeawayRio Vista sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Rio Vista sold for?

Key takeaway2 transactions are on record since 1995, most recently in Aug 2006 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2006	Retail	S$281k	431 sqft	$653
Oct 2002	Retail	S$262k	431 sqft	$609

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 Rio Vista 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 Rio Vista

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 Rio Vista?

Key takeawayURA's planning decisions at Rio Vista 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.

10 Mar 2015ApprovedFloor 1
Additions & alterations
Proposed covering over private enclosed space (pes) of units #01-XX (blk 24), #01-XX (blk 22), #01-XX (blk 20), #01-XX (blk 18), #01-XX (blk 28) at rio vista condominium

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 View 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 Rio Vista?

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 Rio Vista?

Amenities nearby

Rio Vista · 109 mEducational Institution · 114 mPlace Of Worship · 284 mPinnacle Family Clinic (Hougang) · 298 mPunggol Park Community Centre · 784 mHougang MRT Exit B · 952 m

Competing premises nearby

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

Hougang Mall · 857 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Rio Vista

Key takeawayThe nearest station is Hougang (NE14), 952 m away — a busy station, with about 62,000 taps in and out on an average weekday. 5 public car parks are within 500 m.

Foot traffic: busier than 14% of retail buildings

nearest MRT/LRT Hougang (NE14) 952 m, about 62,000 taps a weekday; bus stops within 400 m: 9, about 13,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 55,000 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)952 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 Rio Vista. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 13,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 351-357 Hougang Avenue 7 (HDB)275 m
S$0.60 per half-hour at midday on a weekday · 232 car lots
Blk 475 Upper Serangoon Crescent (HDB)316 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 659 car lots
Blk 473 Upper Serangoon Crescent (HDB)385 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 408 car lots
Blk 465A Upper Serangoon Road (HDB)462 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m
Blk 335-341 Hougang Avenue 7 (HDB)485 m
S$0.60 per half-hour at midday on a weekday

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: Service Rd (Jln Kelulu T), 3.1 km away, S$90/month.

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

How many companies are registered at Rio Vista?

Key takeawayACRA records 2 live company registrations at this address.

Live registrations: 2
Registered last 3 years: 0
Most common type: Sole Proprietorship/ Partnership

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.

Frequently asked questions about Rio Vista

Where is Rio Vista?⌄

Rio Vista is at 14 Upper Serangoon View, Singapore 534200, in the Hougang planning area.

What is Rio Vista zoned as?⌄

Rio Vista sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Rio Vista?⌄

Rio Vista is leasehold. About 74 years remain on the lease.

What have units at Rio Vista sold for?⌄

Across 2 recorded transactions, the median price is S$631 psf. The latest was in August 2006.

What is the nearest MRT station to Rio Vista?⌄

Hougang MRT Exit B is the closest, 952 m away (about a 15-minute walk).

How many businesses are registered at Rio Vista?⌄

2 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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This development is also registered as the residential project Rio Vista.

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.

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.

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, HDB car park information (data.gov.sg), 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.