IndustrialBUSINESS 1LeaseholdDistrict 19 · Serangoon

S9

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2026

Quick Summary

S9 is a industrial building in District 19 · Serangoon, on land zoned BUSINESS 1 under the URA Master Plan with a gross plot ratio of 2.5. It is leasehold with roughly 44 years remaining. 137 transactions are on record since 1995, at a median S$555 psf, most recently in May 2026. 15 units are currently listed for sale or rent. ACRA records 259 live company registrations at this address.

The facts are here — now get the verdict on S9.

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What are the key facts about S9?

Key takeawayS9 is a industrial building in District 19 · Serangoon, zoned BUSINESS 1, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 1
Gross plot ratio: 2.5
Tenure: Leasehold
District / Area: District 19 · Serangoon
Address: 55 Serangoon North Avenue 4
Land area: 8,076 sqm
Completed: 2014 (JTC industrial completions)
Storeys: Not on record
Developer: Soon Hock Property Development Pte Ltd (JTC industrial completions)
Strata units (MCST): 108
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2015 (MCST 4265)
Estate (JTC): Serangoon North Industrial Estate
Units with a recorded sale: At least 87
Listed as: Light Industrial (B1), Food & Beverage
Transactions on record: 137 (records start 1995)
Live listings: 15
ACRA registrations: 259

About S9

S9 is an industrial building in Serangoon (District 19). It is located along Serangoon North Avenue 4, Singapore 555859.

Under the URA Master Plan the site is zoned Business 1 with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

The site is leasehold, with about 44 years left to run. It sits on about 8,076 sqm of land with roughly 20,191 sqm of gross floor area.

137 transactions have been recorded here, at a median of S$555 psf. The most recent was in May 2026.

Across JTC's rental returns for Serangoon North Avenue 4, the median rent for industrial space on this street works out to about S$1.95 psf per month over 69 observations. Observed medians on the street span S$1.14 to S$3.01 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

The nearest port or airport land is about 3.3 km away. The closest business-park zone is about 4.2 km away. The closest bus stop (Opp Blk 531) is 197 m away (about a 3-minute walk).

298 businesses are currently registered at this address with ACRA.

What is S9 zoned as?

Key takeawayS9 sits on land zoned BUSINESS 1 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 1
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has S9 sold for?

Key takeawayAcross 137 recorded transactions since 1995, the median price is about S$1.08M, most recently in May 2026.

Date	Use	Price	Area	PSF
May 2026	Multiple-user Factory	S$1.37M	2,734 sqft	$500
Mar 2026	Multiple-user Factory	S$1.37M	2,734 sqft	$500
Feb 2026	Multiple-user Factory	S$1.20M	1,755 sqft	$684
Aug 2025	Multiple-user Factory	S$1.37M	2,734 sqft	$500
Jul 2025	Multiple-user Factory	S$1.15M	1,765 sqft	$651
Jun 2025	Multiple-user Factory	S$1.80M	2,734 sqft	$658
May 2025	Multiple-user Factory	S$1.16M	2,734 sqft	$424
Apr 2025	Multiple-user Factory	S$1.16M	1,862 sqft	$623
Apr 2025	Multiple-user Factory	S$1.28M	2,809 sqft	$456
Mar 2025	Multiple-user Factory	S$1.28M	1,765 sqft	$725

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 S9 rent for?

Key takeawayJTC publishes leases at S9 itself: strata factory space leased at a median of $3.01 psf a month in 2026Q3, with the middle half of leases between $2.41 and $3.40. That is the building's figure across its leases, and never a quote for a particular unit.

Strata factory space in this building

This building · 2026Q3

25th pct

$2.41

$25.95 psm

Median

$3.01

$32.42 psm

75th pct

$3.40

$36.61 psm

S$ per sq ft per month · median +2.2% on a year earlier

2023Q3 · $27.61 psm2026Q3 · $32.42 psm median

JTC's percentiles of the gross rent declared to IRAS for strata factory units leased in THIS building in the stated quarter (J-SPACE). It is the building's figure across its leases, not any one unit's rent; a unit's floor, size and fit-out move it. '*' quarters (too few leases) are absent, not zero.

Source: JTC J-SPACE, rentals of strata-titled multiple-user factories.

Strata factory space on Serangoon North Avenue 4

Street level · 2026Q3

25th pct

—

— psm

Median

$2.81

$30.23 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +3.6% on a year earlier

2023Q4 · $30.82 psm2026Q3 · $30.23 psm median

This is the MEDIAN of JTC-published rents across leases on this street in the stated quarter, not the asking or contracted rent of any particular unit. Streets with too few leases are suppressed by JTC and appear as no value -- suppressed is not zero.

Source: JTC J-SPACE, rental of industrial space by street.

Market context around S9

Key takeawayBrokers' industrial figures for Singapore as a whole — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Factory (ground floor): Rent S$1.81 psf/mth
Factory (upper floor): Rent S$1.41 psf/mth
Prime logistics: Rent S$1.87 psf/mth · Capital value S$245 psf · Net yield 6.5%
Warehouse (ground floor): Rent S$1.91 psf/mth
Warehouse (upper floor): Rent S$1.39 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026 (island-wide)

Factory - Ground Floor: Rent S$1.79 psf/mth
Factory - Upper Floor: Rent S$1.57 psf/mth
High-Tech: Rent S$3.56 psf/mth
Prime Logistics - Ground Floor: Rent S$1.92 psf/mth
Prime Logistics - Upper Floor: Rent S$1.74 psf/mth
Warehouse - Ground Floor: Rent S$1.81 psf/mth
Warehouse - Upper Floor: Rent S$1.49 psf/mth

Singapore Industrial MarketBeat Q2 2026

Official series (JTC, 2026Q3): Multiple-User Factory occupancy (island-wide) 90.3% (-0.7 pp on the year) · Single-User Factory occupancy (island-wide) 89.1% (0 pp on the year) · Warehouse occupancy (island-wide) 89.7% (+0.1 pp 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.

How fast units move at S9

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 11 units for rent; 4 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 4 new listings appeared and 3 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 2 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at S9?

Key takeawayURA has approved 9 changes of use at S9 since 2000, most recently in 2025, and refused 1. 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.

22 Jul 2025ApprovedFloor 3
Change of use to storage of aquarium goods
Proposed change of use #03-XX to storage of aquarium goods
17 Sept 2024ApprovedFloor 8
Change of use to students care centre
Proposed change of use of unit #08-XX to students care centre
20 Aug 2024RenewedFloor 1
Continued use as multiple food stalls with off-site delivery
Continued use of units #01-XX, #01-XX and #01-XX as multiple food stalls with off-site delivery
20 Nov 2023ApprovedFloor 1
Change of use to students care centre
Proposed change of use of #01-XX of s9 to students care centre
31 Oct 2023ApprovedFloor 9
Change of use to students care centre
Proposed change of use of #09-XX and #09-XX to students care centre
19 Oct 2021RenewedFloor 1
Continued use as industrial canteen
Continued use of factory unit #01-XX as industrial canteen in the existing 9-storey multi-user industrial development
10 Sept 2021ApprovedFloor 1
Change of use to multiple food stalls with off-site delivery
Proposed change of use of units #01-XX, #01-XX and #01-XX to multiple food stalls with off-site delivery
5 Aug 2019ApprovedFloor 1
Change of use to industrial canteen
Proposed change of use of unit #01-XX to industrial canteen
31 Jan 2019ApprovedFloor 6
Change of use to sea coral farming
Proposed change of use of factory unit #06-XX to sea coral farming
30 Oct 2018RenewedFloor 1
Continued use as industrial canteen
Continued use of factory unit #01-XX as industrial canteen in the existing 9-storey multi-user industrial development
5 May 2016ApprovedFloor 8
Additions & alterations
Proposed a&a cum use of factory units #08-XX, #08-XX, #08-XX, #08-XX and #08-XX for assembly and packaging at the existing 9-storey multi-user light industrial building at 55 serangoon north ave 4 (serangoon planning area)
28 Mar 2016ApprovedFloor 1
Change of use to childcare centre
Proposed change of use of units #01-XX, #01-XX and #01-XX to childcare centre at 55 serangoon north avenue 4 (serangoon planning area)

2 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 Serangoon North Avenue 4 price?

Key takeawaySerangoon North Avenue 4's current JTC street rent is S$30.23 psm/month (2026Q3), which against the street's strata sale median works out to an indicative gross yield of 5.6% (5.0% net of property tax).

Strata sales on the street (5y)

Street median PSF (strata)

$555

Indicative street yield

5.6% gross

5.0% net of property tax

An INDICATIVE street-level yield, not a yield for any particular unit: the current-quarter JTC street rent divided by the street's strata sale PSF median.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

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

What is available at S9 right now?

Key takeaway15 units are currently listed at S9 — 4 for sale and 11 for rent. One row per unit; several agents often market the same unit.

For sale (4)

S9S$1.50M · 2,737 sqft
S9S$2.30M · 3,196 sqft
S92 agentsS$1.50M · 2,734 sqft
S92 agentsS$1.50M · 2,734 sqft

For rent (11)

S97 agentsS$6k/mo · 2,734 sqft
S9S$3k/mo · 877 sqft
S9S$3k/mo · 142 sqft
Cloud KitchenS$4k/mo · 150 sqft

Browse every listing at this building →

What is near S9?

Amenities nearby

Opp Blk 531 · 197 mFullerton Health @ AMS · 251 mEducational Institution · 397 mCi Yuan Hawker Centre · 914 mInstitute of Mental Health · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at S9

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Fernvale, 1.7 km away. 9 public car parks are within 500 m.

Foot traffic: busier than 70% of industrial buildings

no MRT/LRT within 1 km (nearest Fernvale, 1.7 km); bus stops within 400 m: 12, about 19,000 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 55,000 residents within 1 km (June 2026). Ranked against 8,225 industrial 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.

Bus

12 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 531/536 Serangoon North Avenue 4 (HDB)319 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 270 car lots
Blk 966A Hougang Avenue 9 (HDB)345 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 784 car lots
Blk 504A Serangoon North Avenue 4 (HDB)347 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 450 car lots
Blk 955A Hougang Avenue 9 (HDB)352 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 778 car lots
Blk 537/542 Serangoon North Avenue 4 (HDB)400 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 306 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: Service Rd (Jln Kelulu T), 705 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. S9's own car park, if it has one, and its charges are not in the open data.

Who's registered at S9?

Key takeaway259 live companies (and LLPs and branches; sole proprietors are not counted) list S9 as their registered address. These are registered businesses, not who occupies the space.

Construction
59
Wholesale and retail trade
57
Administrative and support services
33
Professional, scientific and technical services
31
Other services
15
Information and communications
14
Health and social services
13
Accommodation and food services
9
Manufacturing
9
Financial and insurance
8

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. ACRA, as of 2026-09-16.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$20.94 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$20.94 psm/mo
Observed range: S$12.26 – S$32.36

JTC street medians span 2000 to today and are an all-time level, not today's asking rent; the forward pipeline is a forecast, not committed completions.

Frequently asked questions about S9

Where is S9?⌄

S9 is at 55 Serangoon North Avenue 4, Singapore 555859, in the Serangoon planning area.

What is S9 zoned as?⌄

S9 is zoned Business 1 under the URA Master Plan, with a gross plot ratio of 2.5. Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m.

What kind of business can operate at S9?⌄

Business 1 zoning covers clean and light industry with a nuisance buffer of 50 m. The specific trade still has to be approved, so check the permissible-use list for your activity.

What is the tenure of S9?⌄

S9 is leasehold. About 44 years remain on the lease.

What have units at S9 sold for?⌄

Across 137 recorded transactions, the median is S$555 psf. The latest was in May 2026.

What does industrial space near S9 rent for?⌄

JTC's rental returns for Serangoon North Avenue 4 put the median at about S$1.95 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Serangoon North Avenue 4, not a rent quoted for S9 itself.

How many businesses are registered at S9?⌄

298 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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Read the figures right

Completion year: the first quarter JTC records a TOP (Temporary Occupation Permit) at this address. JTC lists major industrial projects (7,000 sqm and up) from 2013; where an older building stood on the site, this is the current building's year.

Developer: as named on JTC's completion record, often the project company rather than the listed group.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

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.

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.

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.

Median across 2000Q1-2026Q2 — an all-time level, NOT a current rent. Quote the latest quarter for "what does it rent for now".

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 JTC industrial completions, BCA's MCST register, JTC estate boundaries, URA planning decisions, HDB car park information (data.gov.sg), 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.