CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 20 · Ang Mo Kio

Sembawang Hills Estate

Reviewed by Nathan TangUpdated 10 November 2026Data through Mar 2013

Quick Summary

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. 4 transactions are on record since 1995, most recently in Mar 2013. ACRA records 1 live company registration at this address.

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

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What are the key facts about Sembawang Hills Estate?

Key takeawaySembawang Hills Estate is a commercial building in District 20 · Ang Mo Kio, 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 20 · Ang Mo Kio
Address: 16,16a Jalan Kuras
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 4 (records start 1995)
Live listings: None
ACRA registrations: 1

About Sembawang Hills Estate

Sembawang Hills Estate is a mixed-use estate in Ang Mo Kio (District 20). It is located along Jalan Kuras, Singapore 577729.

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$1,326 psf. The most recent was in March 2013.

1 business is currently registered at this address with ACRA.

The nearest MRT is Mayflower MRT, 792 m away (about a 12-minute walk). The closest bus stop (Bef Sembawang Hills FC) is 118 m away (about a 2-minute walk).

What is Sembawang Hills Estate zoned as?

Key takeawaySembawang 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Sembawang Hills Estate sold for?

Key takeaway4 transactions are on record since 1995, most recently in Mar 2013 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2013	Shop House	S$9.70M	3,659 sqft	$2,651
May 2011	Shop House	S$6.25M	3,659 sqft	$1,708
Jul 2000	Shop House	S$2.95M	3,659 sqft	$806
May 1996	Shop House	S$3.45M	3,659 sqft	$943

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?

Key takeawayNo street- or building-level rent is published here. Across District 20 retail, retail space rented at a median of $21.19 psf a month in 2026Q3, with the middle half of leases between $12.24 and $31.36. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 psm

S$ 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

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 Sembawang Hills Estate?

Key takeawayURA has approved 4 changes of use at Sembawang Hills Estate since 2000, most recently in 2023, and refused 2. 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.

10 Jul 2026Renewed
Continued use as gym/fitness centre
Continued use of the first storey shop as gym/fitness centre
10 Jul 2023Approved
Change of use: shop → gym/fitness centre
Proposed change of use of the first storey premises from shop to gym/fitness centre
6 Jun 2018Refused
Change of use to office
Proposed change of use of the 2nd storey residential premises to office
14 Apr 2016Refused
Change of use to workers' dormitory
Proposed change of use of 2nd storey residential premises to workers' dormitory
24 Sept 2014Renewed
Continued use as students' hostel
Continued use of the 2nd storey residential premises as students' hostel
21 Nov 2011Approved
Change of use to students' hostel
Change of use of the 2nd storey residential premises to students' hostel
28 Apr 2011Approved
Change of use to restaurant
Change of use of the 1st storey motor vehicle showroom to restaurant
7 Mar 2001Approved
Change of use: furniture showroom → new and used car showroom
Proposed change of use of the 1st storey from furniture showroom to new and used car showroom

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 do commercial rents run near Sembawang Hills Estate?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

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?

Key takeawayThe nearest MRT/LRT is Mayflower MRT, about 792 m away — and 2 competing retail premisess operate nearby.

Getting around

Mayflower MRT792 m · ~12 min

Amenities nearby

Gelenggang Park · 50 mBef Sembawang Hills FC · 118 mHill Spring Medical · 175 mEducational Institution · 396 mMayflower MRT Exit 7 · 764 mPlace Of Worship · 845 m

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 0 mSembawang Hills Food Centre · 109 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Sembawang Hills Estate

Key takeawayThe nearest station is Mayflower (TE6), 764 m away — a moderately busy station, with about 27,000 taps in and out on an average weekday. 7 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 5% of retail buildings

nearest MRT/LRT Mayflower (TE6) 764 m, about 27,000 taps a weekday; bus stops within 400 m: 3, about 2,584 taps a weekday; Ang Mo Kio: 48,180 resident workers (Census 2020, by workplace); about 26,000 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.

Stations within 1 km

Mayflower (TE6)764 m · about 27,000 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 Sembawang Hills Estate. Transfers between lines don't tap, so interchanges read low.

Bus

3 bus stops within 400 m, with 2,584 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Kuras (URA)34 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Jln Gelenggang (URA)37 m
S$0.60 per half-hour at midday on a weekday · 9 car lots
Jln Kuras Off St (URA)72 m
S$0.60 per half-hour at midday on a weekday · 52 car lots
Sembawang Hill Estate (URA)124 m
season S$90/month
Sembawang Hills Food C Entre Off St (URA)127 m
S$0.60 per half-hour at midday on a weekday · 18 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.

Who's registered at Sembawang Hills Estate?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list Sembawang Hills Estate as their registered address. These are registered businesses, not who occupies the space.

Arts, entertainment and recreation
1
Information and communications
0
Financial and insurance
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 Sembawang Hills Estate

Where is Sembawang Hills Estate?⌄

Sembawang Hills Estate is at 16,16A Jalan Kuras, Singapore 577729, 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 4 recorded transactions, the median price is S$1,326 psf. The latest was in March 2013.

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

Mayflower MRT is the closest, 792 m away (about a 12-minute walk).

How many businesses are registered at Sembawang Hills Estate?⌄

1 business is 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 10 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.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.