CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 13 · Serangoon

Serangoon Park

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2013

Quick Summary

Serangoon Park is a commercial building in District 13 · Serangoon, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 3 transactions are on record since 1995, most recently in Mar 2013. ACRA records 12 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Serangoon Park?

Key takeawaySerangoon Park is a commercial building in District 13 · Serangoon, 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 13 · Serangoon
Address: 15-9,15-9a Jalan Riang
Land area: 20,127 sqm
Completed: Not on record
Storeys: Not on record
Submarket: Suburban
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 12

About Serangoon Park

Serangoon Park is a mixed-use building in Serangoon (District 13). It is located along Jalan Riang, Singapore 358987.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

The site is freehold. It occupies roughly 20,127 sqm of land with about 507 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$1,139 psf. The most recent was in March 2013.

12 businesses are currently registered at this address with ACRA.

The nearest MRT is Lorong Chuan MRT, 587 m away (about a 9-minute walk). The closest bus stop (Opp Golden Hts) is 259 m away (about a 4-minute walk).

What is Serangoon Park zoned as?

Key takeawaySerangoon Park 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 Serangoon Park sold for?

Key takeaway3 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$3.78M	1,713 sqft	$2,207
Feb 2011	Shop House	S$1.95M	1,713 sqft	$1,139
Apr 2010	Shop House	S$1.45M	1,713 sqft	$847

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 Park rent for?

Key takeawayNo street- or building-level rent is published here. Across District 13 retail, retail space rented at a median of $10.25 psf a month in 2026Q3, with the middle half of leases between $9.61 and $13.31. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 13 retail

Region band · 2026Q3

25th pct

$9.61

$103.41 psm

Median

$10.25

$110.37 psm

75th pct

$13.31

$143.25 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 13 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 Park

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 Park?

Key takeawayURA has approved 8 changes of use at Serangoon Park since 2000, most recently in 2012. 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.

24 Dec 2025Agency works
Additions & alterations
Proposed additions and alterations to an existing 2-storey corner terrace dwelling house on lot 01502a mk 17 at no. 9 jalan riang, singapore 358972 (serangoon planning area)
3 Nov 2025Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
4 Aug 2025Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
23 Jun 2025Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
10 Jun 2025Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
7 Sept 2024Approved
Additions & alterations
Proposed addition and alteration and change of use to existing 2-storey with attic intermediate shopflat (total: 1 residential unit) with temporary commercial school use on 1st storey
21 Nov 2022Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
23 Aug 2022Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
21 Jul 2022Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
8 Jul 2022Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
6 Jul 2020Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant
6 Jul 2020Renewed
Continued use as restaurant
Continued use of the 1st storey shop as restaurant

33 earlier change-of-use and A&A decisions are on record since 2000.

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 Park?

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

Indicative area yield — District 13 retail

Gross yield (area)

7.9%

7.1% net of property tax

Rent side (median of bands)

$110.37 psm/mo

2026Q3

Price side (strata, 5y)

$1,558 psf

18 sales

An INDICATIVE AREA yield for District 13 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 13 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$85.88	$95.78	$103.50
B1 & Below · 30 & Below	$291.67	$294.44	$345.30
B1 & Below · >30 - 100	$48.39	$50.91	$73.81
Level 1 · >30 - 100	$120.93	$124.95	$183.00

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 Park?

Key takeawayThe nearest MRT/LRT is Lorong Chuan MRT, about 587 m away — and 2 competing retail premisess operate nearby.

Getting around

Lorong Chuan MRT587 m · ~9 min

Amenities nearby

Jln Riang Pg · 37 mEducational Institution · 111 mPlace Of Worship · 168 mOpp Golden Hts · 259 m326 Avenue 3 Clinic · 366 mLorong Chuan MRT Exit A · 521 mBraddell Heights Community Club · 574 m

Competing premises nearby

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

Nex · 653 mWoodleigh Village Hawker Centre · 995 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Serangoon Park

Key takeawayThe nearest station is Lorong Chuan (CC14), 521 m away — a moderately busy station, with about 18,000 taps in and out on an average weekday. 5 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 29% of retail buildings

nearest MRT/LRT Lorong Chuan (CC14) 521 m, about 18,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 4, about 1,679 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 41,000 residents within 1 km (June 2026); 1 other mall 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

Lorong Chuan (CC14)521 m · about 18,000 weekday taps
Serangoon (NE12 / CC13)590 m · about 119,000 weekday taps
Woodleigh (NE11)937 m · about 33,000 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 Serangoon Park. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 1,679 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 330/335 Serangoon Avenue 3 (HDB)453 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 279 car lots
Blk 321/329 Serangoon Avenue 3 (HDB)472 m
S$0.60 per half-hour at midday on a weekday · 465 car lots
Sunshine Terrace Area (URA)483 m
season S$90/month
Sommerville Walk (URA)485 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Upp Serangoon Rd (Bart Ley Rd Junction) (URA)492 m
S$0.60 per half-hour at midday on a weekday · 23 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

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

Who's registered at Serangoon Park?

Key takeaway12 live companies (and LLPs and branches; sole proprietors are not counted) list Serangoon Park as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
4
Construction
2
Financial and insurance
2
Wholesale and retail trade
1
Real estate
1
Information and communications
1
Education
1
Manufacturing
0
Professional, scientific and technical services
0
Administrative and support 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 Park

Where is Serangoon Park?⌄

Serangoon Park is at 15-9,15-9A Jalan Riang, Singapore 358987, in the Serangoon planning area.

What is Serangoon Park zoned as?⌄

Serangoon Park sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of Serangoon Park?⌄

Serangoon Park is freehold.

What have units at Serangoon Park sold for?⌄

Across 3 recorded transactions, the median price is S$1,139 psf. The latest was in March 2013.

What is the nearest MRT station to Serangoon Park?⌄

Lorong Chuan MRT is the closest, 587 m away (about a 9-minute walk).

How many businesses are registered at Serangoon Park?⌄

12 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.

For agents · in the PropKaki app

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

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Serangoon Park — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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 circular DC23-08 (2 Oct 2023), HDB car park information (data.gov.sg), URA car park data (URA Data Service), LTA DataMall passenger volumes, 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.