CommercialCOMMERCIAL & RESIDENTIALLeaseholdDistrict 19 · Hougang

The Midtown

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2025

Quick Summary

The Midtown is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 86 years remaining. 118 transactions are on record since 1995, at a median S$4,276 psf, most recently in Sept 2025. 40 units are currently listed for sale or rent. ACRA records 66 live company registrations at this address.

The facts are here — now get the verdict on The Midtown.

Ask PropKaki

What are the key facts about The Midtown?

Key takeawayThe Midtown is a commercial building in District 19 · Hougang, zoned COMMERCIAL & RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 19 · Hougang
Address: 1187 Upper Serangoon Road
Land area: 5,300 sqm
Completed: 2016 (per CommercialGuru)
Storeys: 3 (© OpenStreetMap contributors)
Developer: Oxley Holdings Limited (per CommercialGuru)
Strata units (MCST): 267
Strata formed: 2017
Submarket: Suburban
Units with a recorded sale: At least 103
Listed as: Mall Shop, Shop / Shophouse, Food & Beverage
Transactions on record: 118 (records start 1995)
Live listings: 40
ACRA registrations: 66

What are the specs at The Midtown?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Power supply: 32A or 63A 3-phase / single-phase (varies by unit); Source: the developer's sales brochure
Cargo / goods lifts: 1; Source: the developer's sales brochure

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for The Midtown?

Key takeawayWe hold the developer's sales-brochure floor plans for The Midtown — 2 plans, linked to 103 of the 103 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

1st STOREY
2nd

Units with a plan: 103 · 248 sq ft – 969 sq ft (recorded sales)

Source: developer's sales brochure.

About The Midtown

The Midtown is a commercial building in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 533971.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

The site is leasehold, with about 86 years remaining on the lease. It occupies roughly 5,300 sqm of land with about 16,838 sqm of gross floor area.

118 transactions have been recorded here, at a median of S$4,276 psf. The most recent was in September 2025.

101 businesses are currently registered at this address with ACRA.

The nearest MRT is Hougang MRT, 319 m away (about a 5-minute walk). The closest bus stop (The Midtown) is 43 m away (about a 1-minute walk).

What is The Midtown zoned as?

Key takeawayThe Midtown sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 15,900 sqm · built 6,359 sqm · headroom 9,541 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has The Midtown sold for?

Key takeawayAcross 118 recorded transactions since 1995, the median price is about S$2.39M, most recently in Sept 2025.

Date	Use	Price	Area	PSF
Sept 2025	Retail	S$1.65M	797 sqft	$2,071
Sept 2025	Retail	S$1.65M	797 sqft	$2,071
Jun 2025	Retail	S$1.70M	764 sqft	$2,224
Sept 2024	Retail	S$1.80M	753 sqft	$2,389
Feb 2024	Retail	S$925k	344 sqft	$2,685
Oct 2023	Retail	S$1.80M	764 sqft	$2,355
Feb 2022	Retail	S$888k	258 sqft	$3,437
Dec 2021	Retail	S$780k	258 sqft	$3,019
Oct 2021	Retail	S$1.07M	301 sqft	$3,547
Nov 2020	Retail	S$1.50M	732 sqft	$2,049

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 The Midtown rent for?

Key takeawayNo rent is published for The Midtown itself. On its street, Upper Serangoon Road, retail space rented at a median of $7.78 psf a month in 2026Q3, with the middle half of leases between $4.87 and $9.96. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Serangoon Road

Street level · 2026Q3

25th pct

$4.87

$52.47 psm

Median

$7.78

$83.77 psm

75th pct

$9.96

$107.18 psm

S$ per sq ft per month · median +12.1% on a year earlier

2023Q4 · $116.13 psm2026Q3 · $83.77 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).

Office space on Upper Serangoon Road

Street level · 2026Q3

25th pct

$3.60

$38.75 psm

Median

$3.76

$40.50 psm

75th pct

$4.16

$44.80 psm

S$ per sq ft per month · median -41.1% on a year earlier

2022Q4 · $29.52 psm2026Q3 · $40.50 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (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 The Midtown

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.

How fast units move at The Midtown

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 11 units for rent; 29 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 2 new listings appeared and 3 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at The Midtown?

Key takeawayURA has approved 94 changes of use at The Midtown since 2000, most recently in 2026, and refused 5. 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.

30 Jun 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use unit #01-XX to commercial school at the midtown
13 Feb 2026ApprovedFloor 2
Change of use to shop and commercial school
Proposed change of use of unit #02-XX to shop and commercial school
22 Dec 2025ApprovedFloor 2
Change of use to office
Proposed change of use of unit #02-XX to office
27 Jun 2025ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop
3 Jun 2025ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop
14 Apr 2025ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment
28 Jan 2025ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
10 Sept 2024ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop
26 Aug 2024ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school
31 Jul 2024ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
27 Jun 2024ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment
10 Jun 2024ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop (tcm)

90 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).

How does Upper Serangoon Road price?

Key takeawayAcross 23 strata sales on Upper Serangoon Road in the last 5 years, the median is $2,071 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,071

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near The Midtown?

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 available at The Midtown right now?

Key takeaway40 units are currently listed at The Midtown — 29 for sale and 11 for rent. One row per unit; several agents often market the same unit.

For sale (29)

The MidtownS$1.89M · 731 sqft
The MidtownS$2.89M · 904 sqft
The MidtownS$2.88M · 968 sqft
The MidtownS$1.85M · 786 sqft

For rent (11)

The MidtownS$3k/mo · 180 sqft
The MidTownS$5k/mo · 764 sqft
The MidTown3 agentsS$5k/mo · 731 sqft
The MidTownS$6k/mo · 767 sqft

Browse every listing at this building →

What is near The Midtown?

Key takeawayThe nearest MRT/LRT is Hougang MRT, about 319 m away — and 2 competing retail premisess operate nearby.

Getting around

Hougang MRT319 m · ~5 min

Amenities nearby

Trucare Medical And Surgery (Hougang) · 25 mThe Midtown · 43 mEducational Institution · 62 mJln Naung Pg · 276 mHougang MRT Exit B · 290 mPlace Of Worship · 448 mPunggol Community Club · 561 mHougang Polyclinic · 684 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 · 171 mHougang Mall · 270 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Midtown

Key takeawayThe nearest station is Hougang (NE14), 290 m away — a busy station, with about 62,000 taps in and out on an average weekday. 13 public car parks are within 500 m.

Foot traffic: busier than 71% of retail buildings

nearest MRT/LRT Hougang (NE14) 290 m, about 62,000 taps a weekday; bus stops within 400 m: 9, about 57,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 72,000 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

Hougang (NE14)290 m · about 62,000 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 The Midtown. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 57,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 804 Hougang Avenue 10 (HDB)92 m
S$0.60 per half-hour at midday on a weekday · 43 car lots
Blk 805 Hougang Central (HDB)151 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 341 car lots
Blk 327-328,332-334,358-363 Hougang Avenue 5 (HDB)203 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 996 car lots
Blk 364 / 365 Upper Serangoon Rd (HDB)237 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 483 car lots
Blk 850A Hougang Central (HDB)246 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 187 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.

Nearest URA season parking: Simon Road-Kovan Road Area, 2.6 km away, S$90/month.

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

Who's registered at The Midtown?

Key takeaway66 live companies (and LLPs and branches; sole proprietors are not counted) list The Midtown as their registered address. These are registered businesses, not who occupies the space.

Other services
24
Education
17
Wholesale and retail trade
7
Health and social services
7
Accommodation and food services
3
Construction
2
Financial and insurance
2
Manufacturing
1
Professional, scientific and technical services
1
Information and communications
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.

What is The Midtown's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 337 kWh/m²·yr

Frequently asked questions about The Midtown

Where is The Midtown?⌄

The Midtown is at 1187 Upper Serangoon Road, Singapore 533971, in the Hougang planning area.

What is The Midtown zoned as?⌄

The Midtown sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of The Midtown?⌄

The Midtown is leasehold. About 86 years remain on the lease.

What have units at The Midtown sold for?⌄

Across 118 recorded transactions, the median price is S$4,276 psf. The latest was in September 2025.

What is the nearest MRT station to The Midtown?⌄

Hougang MRT is the closest, 319 m away (about a 5-minute walk).

How many businesses are registered at The Midtown?⌄

101 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 The Midtown.

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

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about The Midtown — 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

Completion year: as CommercialGuru states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

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.

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.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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.

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 CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, OpenStreetMap (© OpenStreetMap contributors), the developer's sales brochure (floor plans) — 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.