CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 28 · Serangoon

Seletar Hills Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2020

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 freehold. 4 transactions are on record since 1995, most recently in Apr 2020. ACRA records 0 live company registrations at this address.

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

Ask PropKaki

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 freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 28 · Serangoon
Address: 28,28a Jalan Kelulut
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 Seletar Hills Estate

Seletar Hills Estate is a mixed-use estate in Serangoon (District 28). It is located along Jalan Kelulut, Singapore 809045.

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

The site is freehold.

4 transactions have been recorded here, at a median of S$1,060 psf. The most recent was in April 2020.

The nearest MRT is Fernvale LRT, 928 m away (about a 14-minute walk). The closest bus stop (Ch of St. Vincent de Paul) is 177 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 takeaway4 transactions are on record since 1995, most recently in Apr 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2020	Shop House	S$3.05M	2,714 sqft	$1,124
Dec 2013	Shop House	S$4.10M	2,714 sqft	$1,511
Mar 2012	Shop House	S$2.70M	2,714 sqft	$995
Jul 2003	Shop House	S$1.03M	2,714 sqft	$381

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 2 changes of use at Seletar Hills Estate since 2000, most recently in 2020. 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 Aug 2023Renewed
Continued use as shop
Continued use of the 1st storey premises as shop
24 Jul 2020Approved
Change of use to shop
Proposed change of use of the 1st storey premises to shop
1 Jul 2018Renewed
Continued use as child day-care centre
Continued use of the 1st storey office as child day-care centre
23 Jun 2016Renewed
Continued use as child day-care centre
Continued use of the 1st storey office as child day-care centre
11 Jul 2014Renewed
Continued use as child day-care centre
Continued use of the 1st storey office as child day-care centre
6 Jul 2012Approved
Change of use to child day-care centre
Change of use of the 1st storey office to child day-care centre
26 Jul 2004Approved
Additions & alterations
Proposed a/a to existing 2-sty bldg for office use at the 1st sty and residential use at the 2nd sty

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 928 m away — and 2 competing retail premisess operate nearby.

Getting around

Fernvale LRT928 m · ~15 min

Amenities nearby

Place Of Worship · 135 mCh of St. Vincent de Paul · 177 mEducational Institution · 265 mJln Selaseh Pg · 326 mFernvale LRT Exit A · 957 mInstitute of Mental Health · 1.0 km

Competing premises nearby

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

Greenwich V · 826 mFernvale Hawker Centre and Market · 921 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Seletar Hills Estate

Key takeawayThe nearest station is Fernvale (SW5), 928 m away — a quiet station, with about 13,000 taps in and out on an average weekday. 4 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 6% of retail buildings

nearest MRT/LRT Fernvale (SW5) 928 m, about 13,000 taps a weekday; bus stops within 400 m: 4, about 2,490 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 62,000 residents within 1 km (June 2026); 3 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)928 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

4 bus stops within 400 m, with 2,490 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Jln Kelulu T) (URA)53 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 27 car lots
Service Rd (Jln Selase H) (URA)357 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 29 car lots
Blk 998 Buangkok Crescent (HDB)468 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 265 car lots
Blk 988 Buangkok Green (HDB)469 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 299 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 takeaway0 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.

Construction
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 Seletar Hills Estate

Where is Seletar Hills Estate?⌄

Seletar Hills Estate is at 28,28A Jalan Kelulut, Singapore 809045, 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 freehold.

What have units at Seletar Hills Estate sold for?⌄

Across 4 recorded transactions, the median price is S$1,060 psf. The latest was in April 2020.

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

Fernvale LRT is the closest, 928 m away (about a 14-minute walk).

For agents · in the PropKaki app

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

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Seletar Hills Estate — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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.