CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREY999-year leaseholdDistrict 28 · Serangoon

Seletar Hills Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2012

Quick Summary

Seletar Hills Estate is a commercial building in District 28 · Serangoon, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Oct 2012. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on Seletar Hills Estate.

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What are the key facts about Seletar Hills Estate?

Key takeawaySeletar Hills Estate is a commercial building in District 28 · Serangoon, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held 999-year leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation
Tenure: 999-year leasehold
District / Area: District 28 · Serangoon
Address: 32,32a Jalan Selaseh
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 2

About Seletar Hills Estate

Seletar Hills Estate is a mixed-use estate in Serangoon (District 28). It is located along Jalan Selaseh, Singapore 808448.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

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$964 psf. The most recent was in October 2012.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Fernvale LRT, 837 m away (about a 13-minute walk). The closest bus stop (Seletar Hills Est) is 198 m away (about a 3-minute walk).

What is Seletar Hills Estate zoned as?

Key takeawaySeletar Hills Estate sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 has Seletar Hills Estate sold for?

Key takeaway2 transactions are on record since 1995, most recently in Oct 2012 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2012	Shop House	S$2.80M	2,178 sqft	$1,286
Sept 2009	Shop House	S$1.40M	2,178 sqft	$643

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

Market context around Seletar Hills Estate

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 Seletar Hills Estate?

Key takeawayURA has approved 1 change of use at Seletar Hills Estate since 2000, most recently in 2005. 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.

24 Aug 2005Approved
Change of use to veterinary clinic
Chnage of use of the 1st storey shop to veterinary clinic

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).

What is near Seletar Hills Estate?

Key takeawayThe nearest MRT/LRT is Fernvale LRT, about 837 m away — and 3 competing retail premisess operate nearby.

Getting around

Fernvale LRT837 m · ~13 min

Amenities nearby

Jln Selaseh Pg · 87 mSeletar Hills Est · 198 mPhoenix Medical Group (Seletar Greenwich) · 442 mEducational Institution · 469 mPlace Of Worship · 497 mFernvale LRT Exit A · 861 mInstitute of Mental Health · 1.4 km

Competing premises nearby

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

Greenwich V · 456 mCold Storage Singapore (1983) Pte Ltd · 456 mFernvale Hawker Centre and Market · 864 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Seletar Hills Estate

Key takeawayThe nearest station is Fernvale (SW5), 837 m away — a quiet station, with about 13,000 taps in and out on an average weekday. 5 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 8% of retail buildings

nearest MRT/LRT Fernvale (SW5) 837 m, about 13,000 taps a weekday; bus stops within 400 m: 5, about 7,076 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 51,000 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

Fernvale (SW5)837 m · about 13,000 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 Seletar Hills Estate. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 7,076 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Jln Selase H) (URA)58 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 29 car lots
Blk 404 Fernvale Lane (HDB)281 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 867 car lots
Blk 402 Fernvale Lane (HDB)372 m
no short-term parking · gantry 2.15 m · 222 car lots
Blk 406 Fernvale Road (HDB)401 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 711 car lots
Service Rd (Jln Kelulu T) (URA)422 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 27 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. Seletar Hills Estate's own car park, if it has one, and its charges are not in the open data.

Who's registered at Seletar Hills Estate?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list Seletar Hills Estate as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
1
Professional, scientific and technical services
1

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 Seletar Hills Estate

Where is Seletar Hills Estate?⌄

Seletar Hills Estate is at 32,32A Jalan Selaseh, Singapore 808448, in the Serangoon planning area.

What is Seletar Hills Estate zoned as?⌄

Seletar Hills Estate sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of Seletar Hills Estate?⌄

Seletar Hills Estate is 999-year leasehold. About 852 years remain on the lease.

What have units at Seletar Hills Estate sold for?⌄

Across 2 recorded transactions, the median price is S$964 psf. The latest was in October 2012.

What is the nearest MRT station to Seletar Hills Estate?⌄

Fernvale LRT is the closest, 837 m away (about a 13-minute walk).

How many businesses are registered at Seletar Hills Estate?⌄

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.

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.