CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 19 · Hougang

The Stradia

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2017

Quick Summary

The Stradia 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. 3 transactions are on record since 1995, most recently in May 2017. ACRA records 4 live company registrations at this address.

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

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What are the key facts about The Stradia?

Key takeawayThe Stradia 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: 78 Yio Chu Kang Road
Land area: 766 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 11
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 1996 (MCST 1979)
Submarket: Suburban
Units with a recorded sale: At least 2
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 4

About The Stradia

The Stradia is a mixed-use building in Hougang (District 19). It is located along Yio Chu Kang Road, Singapore 545571.

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 766 sqm of land with about 2,297 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$999 psf. The most recent was in May 2017.

5 businesses are currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 866 m away (about a 14-minute walk). The closest bus stop (S'goon Swim Cplx) is 101 m away (about a 2-minute walk).

What is The Stradia zoned as?

Key takeawayThe Stradia 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 Stradia sold for?

Key takeaway3 transactions are on record since 1995, most recently in May 2017 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2017	Office	S$850k	431 sqft	$1,974
May 2010	Office	S$430k	431 sqft	$999
Oct 2001	Retail	S$230k	377 sqft	$611

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 Stradia rent for?

Key takeawayNo rent is published for The Stradia itself. On its street, Yio Chu Kang Road, office space rented at a median of $3.42 psf a month in 2026Q1. That is not this building's own rent, and never a quote for a particular unit.

Office space on Yio Chu Kang Road

Street level · 2026Q1

25th pct

—

— psm

Median

$3.42

$36.84 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

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 on Yio Chu Kang Road

Street level · 2026Q3

25th pct

$6.13

$65.95 psm

Median

$7.79

$83.81 psm

75th pct

$8.79

$94.57 psm

S$ per sq ft per month · median -9.7% on a year earlier

2023Q2 · $72.41 psm2026Q3 · $83.81 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).

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 Stradia

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 Stradia?

Key takeawayURA has approved 2 changes of use at The Stradia since 2000, most recently in 2021. 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.

31 Mar 2026RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
6 Dec 2023RenewedFloor 1
Continued use as child day-care centre
Continued use of unit #01-XX (basement and 1st storey) as child day-care centre
6 Jun 2023RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant
3 Jun 2022RenewedFloor 1
Continued use as child day-care centre
Continued use of unit #01-XX (basement and 1st storey) as child day-care centre
24 May 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
25 Sept 2020RenewedFloor 1
Continued use as child day-care centre
Continued use of unit #01-XX (basement and 1st storey) as child day-care centre
23 Jan 2018RenewedFloor 1
Continued use as child day-care centre
Continued use of unit #01-XX (basement and 1st storey) as child day-care centre
21 Jan 2016RenewedFloor 1
Continued use as child day-care centre
Continued use of unit #01-XX (basement and 1st storey) from shop to child day-care centre
28 Jan 2014ApprovedFloor 1
Change of use: shop → child day-care centre
Proposed change of use of unit #01-XX (basement and 1st storey) from shop to child day-care centre
1 Jun 2005RenewedFloor 1
Continued use as health centre
Continued use of shop unit #01-XX(basement) as health centre
10 Jun 2002RenewedFloor 1
Continued use as health centre
Continued use of the shop unit #01-XX (basement) as health centre
1 Jun 2000Approved
Additions & alterations
Proposed rreinstatement of approved future shop to existing one blk of 3-storey building with basement comprising shops and flats units

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 Yio Chu Kang Road price?

Key takeawayAcross 10 strata sales on Yio Chu Kang Road in the last 5 years, the median is $2,127 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,127

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

What do commercial rents run near The Stradia?

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 Stradia?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 866 m away — and 2 competing retail premisess operate nearby.

Getting around

Serangoon MRT866 m · ~14 min

Amenities nearby

S'goon Swim Cplx · 101 mPlace Of Worship · 149 mComfort Clinic & Surgery · 203 mEducational Institution · 411 mBoundary Road Park · 449 mHotel · 588 mSerangoon MRT Exit E · 842 mBraddell Heights Community Club · 881 m

Competing premises nearby

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

Thong Chew Food Industries Pte Ltd · 177 mNex · 869 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Stradia

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 842 m away — one of the busiest stations, with about 119,000 taps in and out on an average weekday. 7 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 16% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 842 m, about 119,000 taps a weekday; bus stops within 400 m: 8, about 8,491 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 50,000 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)842 m · about 119,000 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 Stradia. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with 8,491 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 211-222 Serangoon Avenue 4 (HDB)226 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 722 car lots
Blk 201/210 Serangoon Central (HDB)401 m
S$0.60 per half-hour at midday on a weekday · 558 car lots
Next To Blk 226 Serangoon Avenue 4 (HDB)408 m
S$0.60 per half-hour at midday on a weekday · 21 car lots
Lim Tua Tow Rd (URA)422 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Simon Road-Kovan Road Area (URA)434 m
season S$90/month

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 Stradia's own car park, if it has one, and its charges are not in the open data.

Who's registered at The Stradia?

Key takeaway4 live companies (and LLPs and branches; sole proprietors are not counted) list The Stradia as their registered address. These are registered businesses, not who occupies the space.

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

Frequently asked questions about The Stradia

Where is The Stradia?⌄

The Stradia is at 78 Yio Chu Kang Road, Singapore 545571, in the Hougang planning area.

What is The Stradia zoned as?⌄

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

What is the tenure of The Stradia?⌄

The Stradia is freehold.

What have units at The Stradia sold for?⌄

Across 3 recorded transactions, the median price is S$999 psf. The latest was in May 2017.

What is the nearest MRT station to The Stradia?⌄

Serangoon MRT is the closest, 866 m away (about a 14-minute walk).

How many businesses are registered at The Stradia?⌄

5 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

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

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.

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 — 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.