CommercialCOMMERCIAL999-year leaseholdDistrict 19 · Serangoon

Serangoon Garden Estate

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2010

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. 2 transactions are on record since 1995, most recently in Nov 2010. ACRA records 2 live company registrations 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: 8,8a Maju Avenue
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: Suburban
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 2

About Serangoon Garden Estate

Serangoon Garden Estate is a mixed-use estate in Serangoon (District 19). It is located along Maju Avenue, Singapore 556686.

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 932 years remaining on the lease.

2 transactions have been recorded here, at a median of S$1,808 psf. The most recent was in November 2010.

2 businesses are currently registered at this address with ACRA.

The closest bus stop (S'goon Gdn Circus) is 93 m away (about a 1-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 takeaway2 transactions are on record since 1995, most recently in Nov 2010 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2010	Shop House	S$3.70M	1,499 sqft	$2,468
Jan 2002	Shop House	S$1.72M	1,499 sqft	$1,147

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 rent is published for Serangoon Garden Estate itself. On its street, Maju Avenue, retail space rented at a median of $20.48 psf a month in 2026Q3, with the middle half of leases between $16.99 and $21.75. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Maju Avenue

Street level · 2026Q3

25th pct

$16.99

$182.92 psm

Median

$20.48

$220.43 psm

75th pct

$21.75

$234.15 psm

S$ per sq ft per month

2021Q2 · $158.73 psm2026Q3 · $220.43 psm median

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

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 6 changes of use at Serangoon Garden Estate since 2000, most recently in 2021. 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.

19 Feb 2026Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
14 Mar 2023Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
29 Apr 2021Approved
Change of use to restaurant
Proposed change of use of the 1st storey shop to restaurant
2 Jun 2020Renewed
Continued use as pub with ancillary open concept karaoke singing
Continued use of the 1st storey shop as pub with ancillary open concept karaoke singing
8 Feb 2019Approved
Change of use to physiotherapy centre
Proposed change of use of the 2nd storey premises to physiotherapy centre
7 Jun 2018Renewed
Continued use as pub with ancillary open concept karaoke singing
Continued use of the 1st storey shop as pub with ancillary open concept karaoke singing
6 Jul 2015Renewed
Continued use as pub with ancillary open concept karaoke singing
Continued use of the 1st sotrey shop as pub with ancillary open concept karaoke singing at 8 maju avenue
15 May 2012Renewed
Continued use as pub with ancillary open concept karaoke singing
Continued use of the 1st storey shop as pub with ancillary open concept karaoke singing
11 Jun 2009Approved
Change of use to pub with ancillary open concept karaoke singing
Retention of use of the 1st sty shop to pub with ancillary open concept karaoke singing
11 Jul 2003Approved
Change of use to pub
Change of use of the 2nd storey clubhouse to pub
17 Jun 2002Approved
Change of use to clubhouse
Proposed change of use of the 2nd-storey flat to clubhouse - no.8a
13 Jun 2002Approved
Change of use to pub
Proposed change of use of the 1st-storey shop to pub

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

K N Lau Clinic & Surgery · 42 mS'goon Gdn Circus · 93 mPlace Of Worship · 378 mChuan Green Pg · 483 mEducational Institution · 497 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 73 mChomp Chomp Food Centre · 108 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, 1.5 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 6% of retail buildings

no MRT/LRT within 1 km (nearest Lorong Chuan, 1.5 km); bus stops within 400 m: 5, about 7,145 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 40,000 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

5 bus stops within 400 m, with 7,145 boardings and alightings on an average weekday.

Public car parks within 500 m

Maju Ave (URA)26 m
S$0.60 per half-hour at midday on a weekday · 43 car lots
Farleigh Ave (URA)43 m
S$0.60 per half-hour at midday on a weekday · 23 car lots
Kensington Park Rd Ser Vice Rd (URA)50 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Maju Ave Service Rd (URA)58 m
S$0.60 per half-hour at midday on a weekday · 3 car lots
Farleigh Ave Off St (URA)71 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 takeaway2 live companies (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.

Health and social services
2
Information and communications
0
Other services
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 Serangoon Garden Estate

Where is Serangoon Garden Estate?⌄

Serangoon Garden Estate is at 8,8A Maju Avenue, Singapore 556686, 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 932 years remain on the lease.

What have units at Serangoon Garden Estate sold for?⌄

Across 2 recorded transactions, the median price is S$1,808 psf. The latest was in November 2010.

How many businesses are registered at Serangoon Garden Estate?⌄

2 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.

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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.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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), PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.