CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 19 · Hougang

The Promenade@Pelikat

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

The Promenade@Pelikat is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. It is freehold. ACRA records 234 live company registrations at this address.

The facts are here — now get the verdict on The Promenade@Pelikat.

Ask PropKaki

What are the key facts about The Promenade@Pelikat?

Key takeawayThe Promenade@Pelikat is a commercial building in District 19 · Hougang, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 19 · Hougang
Address: —
Land area: 6,462 sqm
Completed: 2016 (per CommercialGuru)
Storeys: Not on record
Developer: Oxley Vibes Pte Ltd (per CommercialGuru)
Total units (CommercialGuru's count): 270
Strata lots (whole development, MCST): 434
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2016 (MCST 4347)
Submarket: Suburban
Transactions on record: None recorded
Live listings: None
ACRA registrations: 234

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

What are the specs at The Promenade@Pelikat?

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: 40A or 100A 3-phase / single-phase (varies by unit); Source: the developer's sales brochure
Cargo / goods lifts: 1; Source: the developer's sales brochure
Passenger lifts: 5; 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 Promenade@Pelikat?

Key takeawayWe hold the developer's sales-brochure floor plans for The Promenade@Pelikat — 3 plans, linked to 252 of the 253 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

basement 2
Basement 1
1st storey

Shop units with a plan: 252 · 151 sq ft – 1,572 sq ft (recorded sales)

Source: developer's sales brochure.

About The Promenade@Pelikat

The Promenade@Pelikat is a mixed-use building in Hougang (District 19). It is located along Jalan Pelikat, Singapore 537643.

Under the URA Master Plan it sits on land zoned commercial & residential.

The site is freehold. It occupies roughly 6,462 sqm of land with about 19,473 sqm of gross floor area.

368 businesses are currently registered at this address with ACRA.

The nearest MRT is Kovan MRT, 624 m away (about a 10-minute walk). The closest bus stop (Opp Yuying Sec Sch) is 243 m away (about a 4-minute walk). Heartland Mall Kovan is 558 m away (about a 9-minute walk).

What is The Promenade@Pelikat zoned as?

Key takeawayThe Promenade@Pelikat sits on land zoned COMMERCIAL & RESIDENTIAL.

Land-use zone: COMMERCIAL & RESIDENTIAL
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 does space at The Promenade@Pelikat 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 Promenade@Pelikat

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 Promenade@Pelikat?

Key takeawayURA has approved 72 changes of use at The Promenade@Pelikat since 2000, most recently in 2026, and refused 8. 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 Jul 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at the promenade@pelikat
8 Jul 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at the promenade@pelikat
8 Jun 2026ApprovedFloor B1
Change of use to pet shop / pet grooming
Proposed change of use of unit #B1-XX and #B1-XX to pet shop / pet grooming at the promenade@pelikat
26 May 2026ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at the promenade@pelikat
13 Feb 2026ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
10 Dec 2025RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
18 Sept 2025ApprovedFloor 1
Change of use to pet shop
Proposed change of use of unit #01-XX to pet shop
25 Aug 2025ApprovedFloor 1
Change of use to pet shop
Proposed change of use of unit #01-XX to pet shop
19 Aug 2025ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
5 Aug 2025RenewedFloor B1
Continued use as takeaway food shop
Continued use of unit #B1-XX as takeaway food shop (for online orders)
28 Apr 2025ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
22 Jan 2025RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant

85 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 Jalan Pelikat price?

Key takeawayAcross 24 strata sales on Jalan Pelikat in the last 5 years, the median is $2,065 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,065

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

What do commercial rents run near The Promenade@Pelikat?

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 Promenade@Pelikat?

Key takeawayThe nearest MRT/LRT is Kovan MRT, about 624 m away.

Getting around

Kovan MRT624 m · ~10 min

Amenities nearby

Aljunied Community Centre · 201 mAroozoo Ave Pg · 212 mOpp Yuying Sec Sch · 243 mEducational Institution · 274 mLondon (MH) Clinic & Surgery · 278 mBlk 105 Hougang Ave 1 · 287 mPrime Supermarket (1996) Pte Ltd · 361 mPlace Of Worship · 363 mHeartland Mall Kovan · 558 mKovan MRT Exit C · 589 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Promenade@Pelikat

Key takeawayThe nearest station is Kovan (NE13), 589 m away — a busy station, with about 48,000 taps in and out on an average weekday. 13 public car parks are within 500 m.

Foot traffic: busier than 28% of retail buildings

nearest MRT/LRT Kovan (NE13) 589 m, about 48,000 taps a weekday; bus stops within 400 m: 10, about 24,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 40,000 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)589 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 Promenade@Pelikat. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 24,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 109-127 Hougang Avenue 1 (HDB)184 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 757 car lots
Blk 231/233/235/237 Hougang Street 21 (HDB)263 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 225 car lots
Blk 105 Hougang Avenue 1 (HDB)290 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 168 car lots
Blk 101-108 Hougang Avenue 1 (HDB)304 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 248 car lots
Blk 229 Hougang Street 21 (HDB)323 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 469 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, 1.1 km away, S$90/month.

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

Who's registered at The Promenade@Pelikat?

Key takeaway234 live companies (and LLPs and branches; sole proprietors are not counted) list The Promenade@Pelikat as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
53
Professional, scientific and technical services
34
Accommodation and food services
27
Manufacturing
24
Construction
21
Other services
17
Administrative and support services
11
Financial and insurance
11
Information and communications
10
Education
9

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 Promenade@Pelikat

Where is The Promenade@Pelikat?⌄

The Promenade@Pelikat is at Jalan Pelikat, Singapore 537643, in the Hougang planning area.

What is The Promenade@Pelikat zoned as?⌄

The Promenade@Pelikat sits on land zoned commercial & residential under the URA Master Plan.

What is the tenure of The Promenade@Pelikat?⌄

The Promenade@Pelikat is freehold.

Have there been any recorded transactions at The Promenade@Pelikat?⌄

No caveats have been lodged for The Promenade@Pelikat in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to The Promenade@Pelikat?⌄

Kovan MRT is the closest, 624 m away (about a 10-minute walk).

How many businesses are registered at The Promenade@Pelikat?⌄

368 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 Promenade@Pelikat.

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: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

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.

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.

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, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, the developer's sales brochure (floor plans) — 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.