CommercialCOMMERCIAL999-year leaseholdDistrict 19 · Serangoon

Serangoon Garden Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2023

Quick Summary

Serangoon Garden Estate is a commercial building in District 19 · Serangoon, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 1.4. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in May 2023. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on Serangoon Garden Estate.

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What are the key facts about Serangoon Garden Estate?

Key takeawaySerangoon Garden Estate is a commercial building in District 19 · Serangoon, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 1.4
Tenure: 999-year leasehold
District / Area: District 19 · Serangoon
Address: 86,86a,88,88a Serangoon Garden Way
Land area: —
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About Serangoon Garden Estate

Serangoon Garden Estate is a mixed-use estate in Serangoon (District 19). It is located along Serangoon Garden Way, Singapore 555982.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 1.4.

The site is 999-year leasehold, with about 930 years remaining on the lease.

1 transaction has been recorded here, at a median of S$5,640 psf. The most recent was in May 2023.

1 business is currently registered at this address with ACRA.

The closest bus stop (S'goon Gdn Circus) is 105 m away (about a 2-minute walk).

What is Serangoon Garden Estate zoned as?

Key takeawaySerangoon Garden Estate sits on land zoned COMMERCIAL with a gross plot ratio of 1.4.

Land-use zone: COMMERCIAL
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has Serangoon Garden Estate sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2023	Shop House	S$17.49M	3,101 sqft	$5,640

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 Serangoon Garden Estate rent for?

Key takeawayNo street- or building-level rent is published here. Across District 19 retail, retail space rented at a median of $12.67 psf a month in 2026Q3, with the middle half of leases between $9.19 and $20.61. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 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 19 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 Serangoon Garden 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 Serangoon Garden Estate?

Key takeawayURA has approved 3 changes of use at Serangoon Garden Estate since 2000, most recently in 2024. 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.

F&B and nightlife here

URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

16 Jul 2026Renewed
Continued use as veterinary clinic
Continued use of the 1st storey premises as veterinary clinic
10 May 2024Approved
Change of use
Proposed change of use of the 2nd storey premises to part-pet shop, part-pet grooming, and part-veterinary clinic
2 Oct 2023Approved
Change of use to veterinary clinic
Proposed change of use of the 1st storey premises to veterinary clinic
16 Jan 2009Approved
Additions & alterations
Proposed additions & alterations to the existing 2-storey bank on lot 01079m & 01080l mk 18 at 86 & 88 serangoon garden way
29 Nov 2007Approved
Change of use to bank
Change of use of the two units of the 2nd sty premises (unit no 86a & 88a) to bank

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 Serangoon Garden 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 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

An INDICATIVE AREA yield for District 19 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 19 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$63.64	$104.00	$295.24
B1 & Below · 30 & Below	$63.48	$71.43	$209.95
Level 2 & 3 · 30 & Below	$54.03	$66.41	$81.37
B1 & Below · >30 - 100	$225.40	$251.63	$339.38
Level 2 & 3 · >30 - 100	$201.18	$241.17	$307.68
Level 1 · >30 - 100	$98.95	$138.38	$262.23
Level 2 & 3 · >100 - 300	$201.65	$214.77	$221.82
B1 & Below · >100 - 300	$196.03	$234.00	$280.07

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 Serangoon Garden Estate?

Amenities nearby

S G Clinic Family Practice · 15 mS'goon Gdn Circus · 105 mPlace Of Worship · 395 mGarden View Pg · 448 mEducational Institution · 553 m

Competing premises nearby

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

Sferm Pte. Ltd. · 25 mChomp Chomp Food Centre · 178 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Serangoon Garden Estate

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Lorong Chuan, 1.4 km away. 14 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 7% of retail buildings

no MRT/LRT within 1 km (nearest Lorong Chuan, 1.4 km); bus stops within 400 m: 7, about 7,575 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 41,000 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

7 bus stops within 400 m, with 7,575 boardings and alightings on an average weekday.

Public car parks within 500 m

Backlane (Farleigh Ave ) (URA)50 m
Farleigh Ave (URA)59 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Serangoon Garden Way (URA)60 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Penshurst Place (URA)72 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Farleigh Ave Off St (URA)86 m
S$0.60 per half-hour at midday on a weekday · 44 car lots

Public car parks only, by straight-line distance, with the operator's published rates. Serangoon Garden Estate's own car park, if it has one, and its charges are not in the open data.

Who's registered at Serangoon Garden Estate?

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

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 Serangoon Garden Estate

Where is Serangoon Garden Estate?⌄

Serangoon Garden Estate is at 86,86A,88,88A Serangoon Garden Way, Singapore 555982, in the Serangoon planning area.

What is Serangoon Garden Estate zoned as?⌄

Serangoon Garden Estate sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of Serangoon Garden Estate?⌄

Serangoon Garden Estate is 999-year leasehold. About 930 years remain on the lease.

What have units at Serangoon Garden Estate sold for?⌄

Across 1 recorded transaction, the median price is S$5,640 psf. The latest was in May 2023.

How many businesses are registered at Serangoon Garden 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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline, not a decision on any unit.

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 circular DC23-08 (2 Oct 2023), URA car park data (URA Data Service), 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.

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.