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 Mar 1998. ACRA records 0 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
- 138,138a Casuarina Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- Suburban
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About Sembawang Hills Estate
Sembawang Hills Estate is a mixed-use estate in Ang Mo Kio (District 20). It is located along Casuarina Road, Singapore 579526.
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$828 psf. The most recent was in March 1998.
The closest bus stop (Bef Yio Chu Kang Rd) is 31 m away (about a 0-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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 |
|---|---|---|---|---|
| Mar 1998 | Shop House | S$1.17M | 1,413 sqft | $828 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Sembawang Hills Estate rent for?
Retail space — District 20 retail
Region band · 2026Q3S$ 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 20 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 Sembawang Hills Estate
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
What do commercial rents run near Sembawang Hills Estate?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $133.15 | $188.46 | $400.81 |
| B1 & Below · 30 & Below | $619.37 | $706.67 | $790.91 |
| B1 & Below · >30 - 100 | $297.17 | $316.52 | $350.31 |
| Level 1 · >30 - 100 | $70.71 | $96.43 | $227.01 |
| Level 2 & 3 · >30 - 100 | $130.42 | $267.72 | $324.88 |
| Level 1 · >100 - 300 | $68.64 | $87.36 | $129.01 |
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 Sembawang Hills Estate?
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.
Getting there and parking at Sembawang Hills Estate
no MRT/LRT within 1 km (nearest Mayflower, 1.1 km); bus stops within 400 m: 6, about 3,049 taps a weekday; Ang Mo Kio: 48,180 resident workers (Census 2020, by workplace); about 17,000 residents within 1 km (June 2026); 0 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.
Bus
6 bus stops within 400 m, with 3,049 boardings and alightings on an average weekday.
Public car parks within 500 m
- Casuarina Rd (URA)30 mS$0.60 per half-hour at midday on a weekday · 10 car lots
- Old Upp Thomson Rd Off St (URA)35 mS$0.60 per half-hour at midday on a weekday · 16 car lots
- Old Upp Thomson Rd (URA)63 mS$0.60 per half-hour at midday on a weekday · 53 car lots
- Casuarina Road Area (URA)68 mseason S$90/month
- Jln Kuras Off St (URA)444 mS$0.60 per half-hour at midday on a weekday · 52 car lots
Public car parks only, by straight-line distance, with the operator's published rates. Sembawang Hills Estate's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at Sembawang Hills Estate?
- Live registrations
- 0
- Registered last 3 years
- 0
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 138,138A Casuarina Road, Singapore 579526, 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$828 psf. The latest was in March 1998.
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.