CommercialRESIDENTIALLeaseholdDistrict 19 · Hougang

The Minton

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2022

Quick Summary

The Minton is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 80 years remaining. 3 transactions are on record since 1995, most recently in May 2022. ACRA records 1 live company registration at this address.

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

Ask PropKaki

What are the key facts about The Minton?

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

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 19 · Hougang
Address: 4 Hougang Street 11
Land area: 43,979 sqm
Completed: Not on record
Storeys: 1 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 1,151
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2015 (MCST 3907)
Submarket: Suburban
Units with a recorded sale: At least 5
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 1

About The Minton

The Minton is a mixed-use building in Hougang (District 19). It is located along Hougang Street 11, Singapore 538753.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is leasehold, with about 80 years remaining on the lease. It occupies roughly 43,979 sqm of land with about 123,142 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$1,000 psf. The most recent was in May 2022.

1 business is currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 952 m away (about a 15-minute walk). The closest bus stop (Blk 158) is 101 m away (about a 2-minute walk).

What is The Minton zoned as?

Key takeawayThe Minton sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has The Minton sold for?

Key takeaway3 transactions are on record since 1995, most recently in May 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2022	Retail	S$1.79M	1,787 sqft	$1,000
May 2022	Retail	S$1.21M	1,378 sqft	$880
Jul 2016	Retail	S$5.68M	1,378 sqft	$4,126

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 Minton 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 The Minton

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 The Minton?

Key takeawayURA has approved 8 changes of use at The Minton since 2000, most recently in 2026. 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 Mar 2026ApprovedFloor 1
Change of use to minimart
Proposed change of use of unit #01-XX to minimart
23 May 2025RenewedFloor 1
Continued use as cafe
Continued use of unit #01-XX as cafe
11 May 2023ApprovedFloor 1
Change of use to minimart
Proposed change of use of unit #01-XX to minimart
14 Apr 2023ApprovedFloor 1
Change of use to cafe
Proposed change of use of unit #01-XX to cafe
1 Nov 2022ApprovedFloor 1
Change of use to cafe
Proposed change of use of unit #01-XX to cafe
26 Sept 2022ApprovedFloor 1
Change of use to takeaway food shop
Proposed change of use of unit #01-XX to takeaway food shop
14 Sept 2022ApprovedFloor 1
Change of use to cafe
Proposed change of use of unit #01-XX to cafe
17 Aug 2022ApprovedFloor 1
Additions & alterations
Proposed addition of lightweight roof shelter over private enclosed space (pes) at block 12c, unit #01-XX, hougang street 11, the minton
15 Aug 2022ApprovedFloor 1
Additions & alterations
Proposed addition of new covering over the private enclosed space (pes) at 12b hougang street 11 #01-XX, the minton
27 Jun 2022ApprovedFloor 1
Additions & alterations
Proposed additions & alterations involving erection of covering over the private enclosed space (pes) for unit #01-XX of block 10a hougang street 11, the minton
21 Jun 2022ApprovedFloor 15
Additions & alterations
Proposed additions & alterations involving erection of covering over private roof terrace (prt) of unit #15-XX at 10a hougang street 11, the minton.
8 Mar 2022ApprovedFloor 1
Additions & alterations
Proposed addition of lightweight roof shelter over pes at blk 6a, unit #01-XX, the minton

6 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 Hougang Street 11 price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near The Minton?

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 The Minton?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 952 m away — and 3 competing retail premisess operate nearby.

Getting around

Serangoon MRT952 m · ~15 min

Amenities nearby

Blk 158 · 101 mPlace Of Worship · 105 mJln Geneng Interim Pk · 139 mDaily Medical Centre · 216 mHotel · 330 mEducational Institution · 371 mSerangoon MRT Exit D · 805 mPaya Lebar Kovan Community Club · 832 mBusiness Park · 1.4 km

Competing premises nearby

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

Prime Supermarket (1996) Pte Ltd · 198 mHeartland Mall Kovan · 934 mKovan Market & Food Centre · 942 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Minton

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 805 m away — one of the busiest stations, with about 119,000 taps in and out on an average weekday. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 32% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 805 m, about 119,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 7, about 14,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 52,000 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

Serangoon (NE12 / CC13)805 m · about 119,000 weekday taps
Kovan (NE13)911 m · about 48,000 weekday taps
Bartley (CC12)994 m · about 19,000 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 Minton. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 154-157 Hougang Street 11 (HDB)94 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 116 car lots
Blk 159A Hougang Street 11 (HDB)197 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 270 car lots
Blk 138-145 Lorong Ah Soo (HDB)299 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 576 car lots
Lim Tua Tow Area (URA)483 m
season S$80/month
Lim Tua Tow Rd Off St (URA)486 m
S$0.60 per half-hour at midday on a weekday · 39 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. The Minton's own car park, if it has one, and its charges are not in the open data.

Who's registered at The Minton?

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

Education
1
Accommodation and food 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 The Minton

Where is The Minton?⌄

The Minton is at 4 Hougang Street 11, Singapore 538753, in the Hougang planning area.

What is The Minton zoned as?⌄

The Minton sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of The Minton?⌄

The Minton is leasehold. About 80 years remain on the lease.

What have units at The Minton sold for?⌄

Across 3 recorded transactions, the median price is S$1,000 psf. The latest was in May 2022.

What is the nearest MRT station to The Minton?⌄

Serangoon MRT is the closest, 952 m away (about a 15-minute walk).

How many businesses are registered at The Minton?⌄

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.

For agents · in the PropKaki app

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

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Tell me about The Minton — recent transactions, zoning and what's listed there.

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This development is also registered as the residential project The Minton.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), URA car park data (URA Data Service), LTA DataMall passenger volumes, 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.