CommercialRESIDENTIALFreeholdDistrict 19 · Hougang

Trilive

Reviewed by Nathan TangUpdated 10 November 2026Data through Apr 2018

Quick Summary

Trilive is a commercial building in District 19 · Hougang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.1. It is freehold. 2 transactions are on record since 1995, most recently in Apr 2018. ACRA records 3 live company registrations at this address.

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

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What are the key facts about Trilive?

Key takeawayTrilive is a commercial building in District 19 · Hougang, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1
Tenure: Freehold
District / Area: District 19 · Hougang
Address: 111 Tampines Road
Land area: 7,419 sqm
Completed: Not on record
Storeys: 14 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 224
Strata formed: 2018 (MCST 4655)
Submarket: Suburban
Units with a recorded sale: At least 2
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 3

About Trilive

Trilive is a mixed-use building in Hougang (District 19). It is located along Tampines Road, Singapore 535133.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.1.

The site is freehold. It occupies roughly 7,419 sqm of land with about 17,127 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$3,166 psf. The most recent was in April 2018.

6 businesses are currently registered at this address with ACRA.

The nearest MRT is Kovan MRT, 755 m away (about a 12-minute walk). The closest bus stop (Aft En-Naeem Mque) is 70 m away (about a 1-minute walk).

What is Trilive zoned as?

Key takeawayTrilive sits on land zoned RESIDENTIAL with a gross plot ratio of 2.1.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1

Run the full zoning report for this building →

What has Trilive sold for?

Key takeaway2 transactions are on record since 1995, most recently in Apr 2018 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2018	Retail	S$753k	269 sqft	$2,800
Nov 2014	Retail	S$874k	248 sqft	$3,531

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 Trilive 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 Trilive

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 Trilive?

Key takeawayURA has approved 2 changes of use at Trilive since 2000, most recently in 2022. 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.

1 Mar 2022ApprovedFloor 1
Change of use to takeaway food shop
Proposed change of use of unit #01-XX to takeaway food shop
29 Jun 2021ApprovedFloor 1
Change of use to foot reflexology shop
Proposed change of use of unit #01-XX to foot reflexology shop

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).

What do commercial rents run near Trilive?

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 Trilive?

Key takeawayThe nearest MRT/LRT is Kovan MRT, about 755 m away — and 3 competing retail premisess operate nearby.

Getting around

Kovan MRT755 m · ~12 min

Amenities nearby

Aft En-Naeem Mque · 70 mPlace Of Worship · 88 mComwell Medical Clinic · 271 mEducational Institution · 326 mHougang Community Club · 351 mKovan MRT Exit C · 718 mHougang Polyclinic · 951 m

Competing premises nearby

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

Lim King Chew · 277 mKovan Market & Food Centre · 692 mHeartland Mall Kovan · 764 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Trilive

Key takeawayThe nearest station is Kovan (NE13), 718 m away — a busy station, with about 48,000 taps in and out on an average weekday. 11 public car parks are within 500 m.

Foot traffic: busier than 40% of retail buildings

nearest MRT/LRT Kovan (NE13) 718 m, about 48,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 31,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 47,000 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)718 m · about 48,000 weekday taps
Hougang (NE14)942 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 Trilive. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 31,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 15-18 Hougang Avenue 3 (HDB)132 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 229 car lots
Blk 373A Hougang Street 31 (HDB)191 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 1,020 car lots
Blk 247-254 Hougang Avenue 3 (HDB)220 m
S$0.60 per half-hour at midday on a weekday · gantry 5 m · 325 car lots
Blk 1,2,6,7 Hougang Avenue 3 (HDB)282 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 164 car lots
Blk 19-23 Hougang Avenue 3 (HDB)283 m
S$0.60 per half-hour at midday on a weekday · gantry 9.99 m · 407 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, 1.7 km away, S$90/month.

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

Who's registered at Trilive?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list Trilive as their registered address. These are registered businesses, not who occupies the space.

Construction
1
Accommodation and food services
1
Other services
1
Wholesale and retail trade
0
Information and communications
0
Financial and insurance
0
Real estate
0
Professional, scientific and technical services
0
Administrative and support 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 Trilive

Where is Trilive?⌄

Trilive is at 111 Tampines Road, Singapore 535133, in the Hougang planning area.

What is Trilive zoned as?⌄

Trilive sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.1.

What is the tenure of Trilive?⌄

Trilive is freehold.

What have units at Trilive sold for?⌄

Across 2 recorded transactions, the median price is S$3,166 psf. The latest was in April 2018.

What is the nearest MRT station to Trilive?⌄

Kovan MRT is the closest, 755 m away (about a 12-minute walk).

How many businesses are registered at Trilive?⌄

6 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 Trilive.

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.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.