CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 19 · Hougang

The Old House

Reviewed by Nathan TangUpdated 10 November 2026Data through Mar 2004

Quick Summary

The Old House 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 freehold. 1 transaction is on record since 1995, most recently in Mar 2004. ACRA records 8 live company registrations at this address.

The facts are here — now get the verdict on The Old House.

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What are the key facts about The Old House?

Key takeawayThe Old House is a commercial building in District 19 · Hougang, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 19 · Hougang
Address: 1011 Upper Serangoon Road
Land area: 382 sqm
Completed: 2003 (per CommercialGuru)
Storeys: Not on record
Strata lots (whole development, MCST): 11
Managing agent: EARNEST MANAGEMENT SERVICES PTE LTD
Strata formed: 2004 (MCST 2890)
Submarket: Suburban
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 8

What are the specs at The Old House?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About The Old House

The Old House is a mixed-use building in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 534749.

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

The site is freehold. It occupies roughly 382 sqm of land with about 1,146 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$853 psf. The most recent was in March 2004.

8 businesses are currently registered at this address with ACRA.

The nearest MRT is Kovan MRT, 384 m away (about a 6-minute walk). The closest bus stop (Opp Glad Tidings Ch) is 18 m away (about a 0-minute walk).

What is The Old House zoned as?

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

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

Run the full zoning report for this building →

What has The Old House sold for?

Key takeaway1 transaction is on record since 1995, most recently in Mar 2004 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2004	Retail	S$670k	786 sqft	$853

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 Old House rent for?

Key takeawayNo rent is published for The Old House 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 Old House

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 Old House?

Key takeawayURA has approved 7 changes of use at The Old House since 2000, most recently in 2023. 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.

15 Nov 2023ApprovedFloors 1, 2
Change of use to commercial school
Proposed change of use of units #01-XX and #02-XX to commercial school
5 Mar 2017ApprovedFloor 1
Change of use to shop
Proposed change of use of #01-XX to shop
20 May 2016ApprovedFloor 1
Change of use to takeaway food shop
Proposed change of use of unit #01-XX to takeaway food shop
29 Jun 2010ApprovedFloor 2
Change of use to showroom with ancillary office
Change of use of office unit #02-XX to showroom with ancillary office
10 May 2010ApprovedFloor 2
Change of use: amusement centre → commercial school
Proposed change of use of premises unit #02-XX from amusement centre (cyber gaming centre) to commercial school (tuition centre)
9 Mar 2010ApprovedFloor 2
Change of use: amusement centre → commercial school for enrichment programmes for ages 6 to adult
Proposed change of use of premises unit #02-XX from amusement centre to commercial school for enrichment programmes for ages 6 to adult
9 Jan 2004ApprovedFloors 1, 2
Change of use to amusement centre
Proposed change of use of shop unit #01-XX and office unit #02-XX to amusement centre

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 Old House?

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 Old House?

Key takeawayThe nearest MRT/LRT is Kovan MRT, about 384 m away — and 3 competing retail premisess operate nearby.

Getting around

Kovan MRT384 m · ~6 min

Amenities nearby

Opp Glad Tidings Ch · 18 mKhoo Clinic & Surgery · 51 mPlace Of Worship · 60 mEducational Institution · 117 mKovan MRT Exit C · 369 mPaya Lebar Kovan Community Club · 580 mHougang Polyclinic · 821 m

Competing premises nearby

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

Kovan Market & Food Centre · 430 mHeartland Mall Kovan · 431 mCold Storage Singapore (1983) Pte Ltd · 431 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Old House

Key takeawayThe nearest station is Kovan (NE13), 369 m away — a busy station, with about 48,000 taps in and out on an average weekday. 8 public car parks are within 500 m.

Foot traffic: busier than 55% of retail buildings

nearest MRT/LRT Kovan (NE13) 369 m, about 48,000 taps a weekday; bus stops within 400 m: 8, about 35,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 57,000 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

Kovan (NE13)369 m · about 48,000 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 Old House. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 35,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Upp Serangoon Rd (URA)88 m
S$0.60 per half-hour at midday on a weekday · 13 car lots
Simon Rd Service Rd (URA)208 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Blk 373A Hougang Street 31 (HDB)293 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 1,020 car lots
Blk 211-212 Hougang Street 21 (HDB)338 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 73 car lots
Blk 703-706,711-712 Hougang Avenue 2 (HDB)381 m
S$0.60 per half-hour at midday on a weekday · 220 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Simon Road-Kovan Road Area, 1.4 km away, S$90/month.

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

Who's registered at The Old House?

Key takeaway8 live companies (and LLPs and branches; sole proprietors are not counted) list The Old House as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
2
Education
2
Wholesale and retail trade
1
Construction
1
Information and communications
1
Administrative and support services
1
Manufacturing
0
Accommodation and food services
0
Real estate
0
Financial and insurance
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about The Old House

Where is The Old House?⌄

The Old House is at 1011 Upper Serangoon Road, Singapore 534749, in the Hougang planning area.

What is The Old House zoned as?⌄

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

What is the tenure of The Old House?⌄

The Old House is freehold.

What have units at The Old House sold for?⌄

Across 1 recorded transaction, the median price is S$853 psf. The latest was in March 2004.

What is the nearest MRT station to The Old House?⌄

Kovan MRT is the closest, 384 m away (about a 6-minute walk).

How many businesses are registered at The Old House?⌄

8 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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This development is also registered as the residential project The Old House.

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.

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.

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 CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 10 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.