Upper Serangoon Shopping Centre
Upper Serangoon Shopping Centre 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 freehold. 64 transactions are on record since 1995, most recently in Jul 2024. 11 units are currently listed for sale or rent. ACRA records 203 live company registrations at this address.
What are the key facts about Upper Serangoon Shopping Centre?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Freehold
- District / Area
- District 19 · Hougang
- Address
- 756 Upper Serangoon Road
- Land area
- 3,996 sqm
- Transactions on record
- 64 (records start 1995)
- Live listings
- 11
- ACRA registrations
- 203
About Upper Serangoon Shopping Centre
Upper Serangoon Shopping Centre is a mixed-use building in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 534626.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
The site is freehold. It occupies roughly 3,996 sqm of land with about 11,188 sqm of gross floor area.
64 transactions have been recorded here, at a median of S$1,248 psf. The most recent was in July 2024.
203 businesses are currently registered at this address with ACRA.
The nearest MRT is Serangoon MRT, 744 m away (about a 12-minute walk). The closest bus stop (Aft Upp S'goon Shop Ctr) is 92 m away (about a 1-minute walk).
What is Upper Serangoon Shopping Centre zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What has Upper Serangoon Shopping Centre sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jul 2024 | Retail | S$580k | 248 sqft | $2,343 |
| May 2024 | Office | S$550k | 205 sqft | $2,689 |
| May 2024 | Retail | S$510k | 248 sqft | $2,060 |
| Feb 2024 | Retail | S$350k | 183 sqft | $1,913 |
| Oct 2023 | Retail | S$1.08M | 570 sqft | $1,893 |
| Oct 2023 | Retail | S$2.45M | 1,507 sqft | $1,626 |
| Aug 2023 | Retail | S$388k | 205 sqft | $1,897 |
| Aug 2023 | Office | S$428k | 205 sqft | $2,093 |
| Apr 2023 | Retail | S$485k | 258 sqft | $1,877 |
| Apr 2023 | Office | S$370k | 183 sqft | $2,022 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Serangoon Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Upper Serangoon Shopping Centre?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $63.18 | $70.59 | $323.45 |
| Level 2 & 3 · 30 & Below | $44.44 | $66.00 | $73.08 |
| Level 1 · 30 & Below | $65.69 | $92.24 | $377.30 |
| Level 2 & 3 · >30 - 100 | $147.73 | $234.51 | $281.12 |
| Level 1 · >30 - 100 | $107.69 | $250.70 | $306.57 |
| B1 & Below · >30 - 100 | $257.47 | $297.67 | $372.67 |
| Level 2 & 3 · >100 - 300 | $109.91 | $140.32 | $169.42 |
| Level 1 · >100 - 300 | $183.40 | $220.71 | $251.55 |
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 available at Upper Serangoon Shopping Centre right now?
For sale (4)
- Upper Serangoon Shopping CentreS$700k · 280 sqft
- Upper Serangoon Shopping CentreS$455k · 172 sqft
- Upper Serangoon Shopping Centre2 agentsS$469k · 172 sqft
- Upper Serangoon Shopping CentreS$2.80M · 1,433 sqft
For rent (7)
- Upper Serangoon Shopping CentreS$1k/mo · 172 sqft
- Upper Serangoon Shopping Centre2 agentsS$1k/mo · 151 sqft
- Upper Serangoon Shopping Centre4 agentsS$1k/mo · 238 sqft
- Upper Serangoon Shopping CentreS$8k/mo · 1,000 sqft
What is near Upper Serangoon Shopping Centre?
Getting around
- Serangoon MRT744 m · ~12 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at Upper Serangoon Shopping Centre?
- Live registrations
- 203
- Registered last 3 years
- 64
- Most common type
- Sole Proprietorship/ Partnership
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.
Frequently asked questions about Upper Serangoon Shopping Centre
Where is Upper Serangoon Shopping Centre?⌄
Upper Serangoon Shopping Centre is at 756 Upper Serangoon Road, Singapore 534626, in the Hougang planning area.
What is Upper Serangoon Shopping Centre zoned as?⌄
Upper Serangoon Shopping Centre sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.
What is the tenure of Upper Serangoon Shopping Centre?⌄
Upper Serangoon Shopping Centre is freehold.
What have units at Upper Serangoon Shopping Centre sold for?⌄
Across 64 recorded transactions, the median price is S$1,248 psf. The latest was in July 2024.
What is the nearest MRT station to Upper Serangoon Shopping Centre?⌄
Serangoon MRT is the closest, 744 m away (about a 12-minute walk).
How many businesses are registered at Upper Serangoon Shopping Centre?⌄
203 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.
The facts are here — now get the verdict on Upper Serangoon Shopping Centre.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.