CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 19 · Hougang

Yeley Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2026

Quick Summary

Yeley Building 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. 8 transactions are on record since 1995, most recently in Mar 2026. ACRA records 6 live company registrations at this address.

The facts are here — now get the verdict on Yeley Building.

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What are the key facts about Yeley Building?

Key takeawayYeley Building 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: 730 Upper Serangoon Road
Land area: 374 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 8
Managing agent: LANDSFIELD PROPERTY MANAGEMENT PTE LTD
Strata formed: 1998 (MCST 2251)
Submarket: Suburban
Units with a recorded sale: At least 3
Transactions on record: 8 (records start 1995)
Live listings: None
ACRA registrations: 6

About Yeley Building

Yeley Building is a mixed-use building in Hougang (District 19). It is located along Upper Serangoon Road, Singapore 534613.

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 374 sqm of land with about 1,121 sqm of gross floor area.

8 transactions have been recorded here, at a median of S$552 psf. The most recent was in March 2026.

9 businesses are currently registered at this address with ACRA.

The nearest MRT is Serangoon MRT, 663 m away (about a 10-minute walk). The closest bus stop (Aft Upp S'goon Shop Ctr) is 14 m away (about a 0-minute walk).

What is Yeley Building zoned as?

Key takeawayYeley Building sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

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

BCA-verified envelope: allowable GFA 1,122 sqm · built 282 sqm · headroom 840 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Yeley Building sold for?

Key takeaway8 transactions are on record since 1995, most recently in Mar 2026 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Mar 2026	Retail	S$3.00M	1,421 sqft	$2,111
Jul 2013	Retail	S$1.98M	1,421 sqft	$1,394
May 2012	Retail	S$1.50M	1,421 sqft	$1,056
Apr 2011	Retail	S$950k	1,776 sqft	$535
Aug 2009	Retail	S$888k	1,593 sqft	$557
Jul 2002	Retail	S$600k	1,593 sqft	$377
Nov 1998	Retail	S$666k	1,776 sqft	$375
Nov 1998	Retail	S$778k	1,421 sqft	$548

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 Yeley Building rent for?

Key takeawayNo rent is published for Yeley Building 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 Yeley Building

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban (all grades): Rent S$6.48 psf/mth · Vacancy 2.8% · Planned / under construction 0.46m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Yeley Building?

Key takeawayURA has approved 5 changes of use at Yeley Building since 2000, most recently in 2024. 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.

6 Feb 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
4 Feb 2022RenewedFloor 1
Continued use as cafe cum convenience store
Continued use of unit #01-XX as cafe cum convenience store
29 Apr 2021ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school
16 Aug 2018RenewedFloor 1
Continued use as cafe cum convenience store
Continued use of unit #01-XX as cafe cum convenience store
15 Oct 2015RenewedFloor 1
Continued use as cafe cum convenience store
Continued use of unit #01-XX as cafe cum convenience store
29 Aug 2012ApprovedFloor 1
Change of use: commercial school → cafe cum convenience store
Proposed change of use of 1st storey shop unit #01-XX from commercial school to cafe cum convenience store at the existing 4-storey shop/flats development
21 Nov 2003ApprovedFloor 1
Change of use: office → commercial school
Proposed change of use of the 1st storey unit #01-XX from office (internet services/computer gaming) to commercial school
16 Jun 2000ApprovedFloor 1
Change of use to office
Change of use of the 1st storey shop unit #01-XX to office (internet services/computer gaming)

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 Yeley Building?

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 Yeley Building?

Key takeawayThe nearest MRT/LRT is Serangoon MRT, about 663 m away — and 2 competing retail premisess operate nearby.

Getting around

Serangoon MRT663 m · ~10 min

Amenities nearby

Aft Upp S'goon Shop Ctr · 14 mHotel · 114 mPlace Of Worship · 185 mGSH Clinic & Surgery · 187 mJln Geneng Interim Pk · 312 mSerangoon MRT Exit D · 568 mEducational Institution · 675 mBraddell Heights Community Club · 872 m

Competing premises nearby

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

Prime Supermarket (1996) Pte Ltd · 225 mNex · 704 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Yeley Building

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 568 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$80 a month.

Foot traffic: busier than 14% of office buildings

nearest MRT/LRT Serangoon (NE12/CC13) 568 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 16,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 54,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Serangoon (NE12 / CC13)568 m · about 119,000 weekday taps
Kovan (NE13)989 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 Yeley Building. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lim Tua Tow Rd Off St (URA)111 m
S$0.60 per half-hour at midday on a weekday · 39 car lots
Lim Tua Tow Area (URA)111 m
season S$80/month
Simon Road-Kovan Road Area (URA)206 m
season S$90/month
Lim Tua Tow Rd (URA)222 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Blk 159A Hougang Street 11 (HDB)238 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 270 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.

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

Who's registered at Yeley Building?

Key takeaway6 live companies (and LLPs and branches; sole proprietors are not counted) list Yeley Building as their registered address. These are registered businesses, not who occupies the space.

Construction
1
Wholesale and retail trade
1
Accommodation and food services
1
Information and communications
1
Administrative and support services
1
Education
1
Financial and insurance
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.

What is Yeley Building's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 510 kWh/m²·yr

Frequently asked questions about Yeley Building

Where is Yeley Building?⌄

Yeley Building is at 730 Upper Serangoon Road, Singapore 534613, in the Hougang planning area.

What is Yeley Building zoned as?⌄

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

What is the tenure of Yeley Building?⌄

Yeley Building is freehold.

What have units at Yeley Building sold for?⌄

Across 8 recorded transactions, the median price is S$552 psf. The latest was in March 2026.

What is the nearest MRT station to Yeley Building?⌄

Serangoon MRT is the closest, 663 m away (about a 10-minute walk).

How many businesses are registered at Yeley Building?⌄

9 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 Yeley Building.

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.

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, 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.