Sembawang Hills Estate
Sembawang Hills Estate is a commercial building in District 20 · Ang Mo Kio, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Nov 2010. 1 unit is currently listed for rent. ACRA records 3 live company registrations at this address.
What are the key facts about Sembawang Hills Estate?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 20 · Ang Mo Kio
- Address
- 10,10a Jalan Leban
- Land area
- —
- Transactions on record
- 1 (records start 1995)
- Live listings
- 1
- ACRA registrations
- 3
About Sembawang Hills Estate
Sembawang Hills Estate is a mixed-use estate in Ang Mo Kio (District 20). It is located along Jalan Leban, Singapore 577551.
Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.
The site is freehold.
1 transaction has been recorded here, at a median of S$977 psf. The most recent was in November 2010.
3 businesses are currently registered at this address with ACRA.
The nearest MRT is Mayflower MRT, 823 m away (about a 13-minute walk). The closest bus stop (Opp Sembawang Hills FC) is 156 m away (about a 2-minute walk).
What is Sembawang Hills Estate zoned as?
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What has Sembawang Hills Estate sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Nov 2010 | Shop House | S$2.65M | 2,713 sqft | $977 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
What do commercial rents run near Sembawang Hills Estate?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $71.06 | $617.70 | $698.19 |
| Level 1 · 30 & Below | $100.00 | $178.57 | $195.95 |
| Level 2 & 3 · >30 - 100 | $142.31 | $189.39 | $218.01 |
| Level 1 · >30 - 100 | $199.25 | $211.77 | $239.11 |
| B1 & Below · >30 - 100 | $267.96 | $348.70 | $384.97 |
| Level 2 & 3 · >100 - 300 | $151.86 | $207.96 | $270.18 |
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 Sembawang Hills Estate right now?
For rent (1)
- Sembawang Hills EstateS$10k/mo · 3,860 sqft
What is near Sembawang Hills Estate?
Getting around
- Mayflower MRT823 m · ~13 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at Sembawang Hills Estate?
- Live registrations
- 3
- Registered last 3 years
- 0
- Most common type
- Limited Liability 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 Sembawang Hills Estate
Where is Sembawang Hills Estate?⌄
Sembawang Hills Estate is at 10,10A Jalan Leban, Singapore 577551, in the Ang Mo Kio planning area.
What is Sembawang Hills Estate zoned as?⌄
Sembawang Hills Estate sits on land zoned residential with commercial at 1st storey under the URA Master Plan.
What is the tenure of Sembawang Hills Estate?⌄
Sembawang Hills Estate is freehold.
What have units at Sembawang Hills Estate sold for?⌄
Across 1 recorded transaction, the median price is S$977 psf. The latest was in November 2010.
What is the nearest MRT station to Sembawang Hills Estate?⌄
Mayflower MRT is the closest, 823 m away (about a 13-minute walk).
How many businesses are registered at Sembawang 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.
The facts are here — now get the verdict on Sembawang Hills Estate.
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.