Sai Ho Building
Sai Ho Building is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. 1 unit is currently listed for sale. ACRA records 4 live company registrations at this address.
What are the key facts about Sai Ho Building?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 3.0
- Tenure
- Not on record
- District / Area
- District 19 · Hougang
- Address
- 777 Upper Serangoon Road
- Land area
- 2,098 sqm
- Completed
- 1986 (per EdgeProp)
- Storeys
- 3 (© OpenStreetMap contributors)
- Strata lots (whole development, MCST)
- 15
- Managing agent
- PARKLAND PROPERTY SERVICES PTE LTD
- Strata formed
- 1987 (MCST 1293)
- Submarket
- Suburban
- Transactions on record
- None recorded
- Live listings
- 1
- ACRA registrations
- 4
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 Sai Ho Building
Sai Ho Building is a mixed-use building in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 534645.
Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.
It occupies roughly 2,098 sqm of land with about 6,295 sqm of gross floor area.
10 businesses are currently registered at this address with ACRA.
The nearest MRT is Serangoon MRT, 803 m away (about a 13-minute walk). The closest bus stop (Opp Upp S'goon Shop Ctr) is 81 m away (about a 1-minute walk). Nex is 838 m away (about a 13-minute walk).
What is Sai Ho Building zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 3.0
What does space at Sai Ho Building rent for?
Retail space on Upper Serangoon Road
Street level · 2026Q3S$ per sq ft per month · median +12.1% on a year earlier
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 · 2026Q3S$ per sq ft per month · median -41.1% on a year earlier
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 19 retail
Region band · 2026Q3S$ 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 Sai Ho Building
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
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.
How fast units move at Sai Ho Building
Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.
One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.
What's been approved at Sai Ho Building?
- 8 Dec 2025ApprovedFloor 1Change of use to foreign systems school
Proposed change of use of unit #01-XX and basement premises to foreign systems school
- 30 Sept 2025ApprovedFloor 1Change of use to commercial school
Proposed change of use of unit #01-XX and basement premises to commercial school
- 29 Dec 2022ApprovedFloor 1Change of use to veterinary clinic
Proposed change of use of unit #01-XX to veterinary clinic
- 17 Mar 2003RenewedFloor 1Change of use
Continued use of the 1st storey shop unit #01-XX for retail of frozen food
- 3 Apr 2002RenewedFloor 1Change of use
Continued use of the 1st-storey shop unit #01-XX for retail and wholesale of frozen food with ancillary coldroom
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$54.50 per unit).
How does Upper Serangoon Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Sai Ho Building?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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 available at Sai Ho Building right now?
For sale (1)
- Rare Freehold Serangoon Commercial I Ground Floor I Stable Rental Income I High Visibility2 agentsS$12.50M · 4,424 sqft
What is near Sai Ho Building?
Getting around
- Serangoon MRT803 m · ~13 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at Sai Ho Building
nearest MRT/LRT Serangoon (NE12/CC13) 727 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 12,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 53,000 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)727 m · about 119,000 weekday taps
- Kovan (NE13)829 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 Sai Ho Building. Transfers between lines don't tap, so interchanges read low.
Bus
8 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Simon Road-Kovan Road Area (URA)88 mseason S$90/month
- Lim Tua Tow Rd Off St (URA)196 mS$0.60 per half-hour at midday on a weekday · 39 car lots
- Lim Tua Tow Area (URA)236 mseason S$80/month
- Lim Tua Tow Rd (URA)245 mS$0.60 per half-hour at midday on a weekday · 6 car lots
- Blk 154-157 Hougang Street 11 (HDB)348 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 116 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.
Public car parks only, by straight-line distance, with the operator's published rates. Sai Ho Building's own car park, if it has one, and its charges are not in the open data.
Who's registered at Sai Ho Building?
- Construction2
- Education1
- Real estate1
- Health and social services0
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.
What is Sai Ho Building's BCA building profile?
- BCA building type
- Retail
- Green Mark
- NA (NA)
- Energy use intensity
- 105 kWh/m²·yr
Frequently asked questions about Sai Ho Building
Where is Sai Ho Building?⌄
Sai Ho Building is at 777 Upper Serangoon Road, Singapore 534645, in the Hougang planning area.
What is Sai Ho Building zoned as?⌄
Sai Ho Building sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.
Have there been any recorded transactions at Sai Ho Building?⌄
No caveats have been lodged for Sai Ho 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 Sai Ho Building?⌄
Serangoon MRT is the closest, 803 m away (about a 13-minute walk).
How many businesses are registered at Sai Ho Building?⌄
10 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.
The facts are here — now get the verdict on Sai Ho Building.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.
This development is also registered as the residential project Sai Ho Building.