Serangoon · north-east

Serangoon North Ind Estate

S$2.50 per sqft a month, asking office rent11,567 taps a working day at this corner’s stops

The published record for this corner: measured numbers with their receipts, named absences where the record is empty. No scores, no forecasts, nothing invented.

Asking office rent here

S$2.50per sqft, a month asking as of 2026-08 office space

S$2.20 psflowest to highest ask; the tick is their medianS$2.80 psf

the darker band is Serangoon, the lighter one the island

Half of Serangoon’s 4 shopfront-led corners rent between S$16.85–18.38 psf. Half the island’s 229 fall between S$6.89–13.33 psf. This corner leads with office space, a different market, so it is not placed on this line.

ihow this figure was read

n=2: This rests on 2 units. URA prints no median under 3 contracts: its own disclosure floor, read from its panel. Read it as one landlord's number rather than a market.
lowest–highest ask: 2 units, up to 2 agents. The ends are the lowest and highest ask, not quartiles: below the floor URA prints a quartile from
unchanged since Apr 2023 · 1,200 days: This asking price was posted 2023-04-20 and had stood 1,200 days when the listings were read. It is the landlord's own date, carried from the portal, and it is known for every listing behind this figure. An age measured on a minority of a pool is not that pool's age, so a row that cannot say is not given one.
units of 1,600–14,700 sqft: The units behind this figure run 1,600 sqft (149 sqm) to 14,700 sqft (1,366 sqm), median 8,150 sqft (757 sqm). The ends are the smallest and largest unit in the pool, not quartiles. It is the portals' own published floor area, the same denominator the per-sqm figure was divided by, and the number that decides which of URA's size bands this row is weighed against.
the two ends: lowest–highest ask of 2 units; the tick is their median, and the ends are not quartiles
source: listings.srx.postal-ask:carried · measured at subzone grain · :carried = aggregated up from finer measurements (streets, postals, doors) into this grain, never a direct reading at it · as of 2026-08-03 · a census: all 2 sources known in this subzone answered · 2 units, up to 2 agents. The ends are the lowest and highest ask, not quartiles: below the floor URA prints a quartile from · units of 1,600–14,700 sqft · unchanged since Apr 2023 · 1,200 days

this row is not shop space and it leads anyway, because the Master Plan zones NO parcel here a shopfront could occupy: there is no shop rent to publish at this corner and this is what the space here actually costs. It wears its class.

Measured on SERANGOON NORTH AVENUE 5 (F&B space, n=1): S$1.73 psf, one ask. 50% of its 12 geocoded postals sit in this corner; street grain, not this corner’s own street

The plan zones 0% of this corner for uses that can hold a shopfront; most of the corner is business 2 (65%). This count does not read business 2 as a class able to hold a shopfront, so the 0% and the 65% describe one plan, not a contradiction tight

11,567 taps in and out on a working day · 4,730 on a weekend or public holiday (buses only, no rail in this number)

No station within 400m. Nearest is ANG MO KIO (NS16), 1,145m to Exit D · 91,500 taps a working day at that station, measured at the station and not at this corner

10 residents · 36,900 work here daytime (planning area)

No HDB flats here. This corner is outside HDB's register, not empty of homes

Spend: withheld at source. The publisher printed a dash here, and a dash is not a zero

The middle earning household here takes home S$14,000–S$14,999 a month (planning area) · 35% earn over S$20,000

Home rents: a residential rent is not published here yet. That is a gap on our side, not a zero

Home sales: home sale is not published here yet. That is a gap on our side, not a zero

Pick what you sell in the app to count competitors. 7 of the 62 trades carry a counted register; a food format without one gets the licensed-food bound instead; the rest say why no count exists.

NEA lists no hawker centre in this corner. Nearest on its list is Ang Mo Kio Ave 10 Blk 453A (Chong Boon Market and Food Centre), 523m away (39 stalls)

4 listings under 30 sqm (S$3.33–8.50 psf) are not pooled into this corner’s rent. 30 sqm is the top of URA’s smallest published size band excluded

The app draws this corner’s buildings, shows it on the island map, checks a rent you were quoted against this record and runs your own numbers.

Open Serangoon North Ind Estate in the app →

This page never scores a door and never predicts a business. You know your margin, staffing and opex; we publish what the ground measures. (The one number that pretended to score was withdrawn on 2026-08-05.)

Every receipt for this corner ↓ What this is

surface written 2026-10-12. Every figure on this page is read from that one file

Serangoon North Ind Estate: every published receipt

How to read a row: the bold figure is the middle of its range and the figures either side are the range’s ends; “carried” means aggregated up from finer measurements (streets, postals, doors) into this corner, never a direct reading at it. The n is the count behind the figure: contracts, awards, units or taps, by instrument. An absent row carries a code and a side, never an instrument or a date, because nothing was measured. Every rent row was measured per square metre a month by its publisher (URA’s street medians, HDB’s awards over their printed floor area, the portals’ asks) and is printed here per square foot, divided once by this record’s own bridge of 10.76 sqft per sqm.

Who is here

Resident population as of 2025-06-30

10 persons

singstat.ghs2025.C020123 · subzone grain

Resident households

withheld at source

suppressed_at_source: withheld or not published at source. GHS publishes no usable dwelling mix for this subzone — SingStat printed a dash, which its own footnotes define as nil OR negligible OR suppressed — three different worlds one glyph cannot distinguish, so this is recorded as the publisher withholding, never as zero. The household count here is the same divide as the spend weights, and with no residents-by-dwelling there is nothing to divide

Daytime workers by place of work (planning area) as of 2025-06-30

36,900 persons

GHS 2025: employed RESIDENTS by workplace planning area. Foreign-worker commuters are outside the frame entirely, so this is a FLOOR on true daytime workers; no-fixed-location (201,500) and work-from-home (82,200) sit in categories, not areas. Planning-area grain: the table publishes nothing finer, so every subzone in SERANGOON with premises, taps or residents published at the corner shows this same figure.

singstat.ghs2025.C020148 · planningArea grain

Rent: every published stratum

propertyType: light-industrial ask carried lowest–highest ask as of 2026-08-03

S$1.76–2.79–4.58 psf n=31

a census: all 17 sources known in this subzone answered

listings.srx.postal-ask:carried · subzone grain

propertyType: factory-workshop ask carried lowest–highest ask as of 2026-08-03

S$1.80–2.28–4.63 psf n=10

a census: all 8 sources known in this subzone answered

listings.srx.postal-ask:carried · subzone grain

propertyType: office · leads the card ask carried lowest–highest ask as of 2026-08-03

S$2.20–2.50–2.80 psf n=2

a census: all 2 sources known in this subzone answered

listings.srx.postal-ask:carried · subzone grain

propertyType: industrial ask carried lowest–highest ask as of 2026-08-03

S$1.80–2.20–3.00 psf n=6

a census: all 6 sources known in this subzone answered

listings.srx.postal-ask:carried · subzone grain

hdbTender rent

not yet published: our gap

not_yet_wired: a gap on OUR side of the pipeline. no hdb-tender fact, valued or absent, reached this subzone, and an unexplained gap is ours by rule

Street-measured, never leads · propertyType: f-and-b (measured on SERANGOON NORTH AVENUE 5, 50% of whose 12 geocoded postals sit in this corner) ask carried one ask as of 2026-08-03

S$1.73 psf n=1

a census: all 1 sources known in this subzone answered

a DRAPE at street grain: no majority of the street this was measured on sits in this corner, so it never leads this card and never enters the map's ranking. measured on SERANGOON NORTH AVENUE 5, 50% of whose 12 geocoded postals sit in this corner

listings.commercialguru.street-ask:carried · street grain

residential rent

not yet published: our gap

not_yet_wired: a gap on OUR side of the pipeline. no residential-rent fact, valued or absent, reached this subzone, and an unexplained gap is ours by rule

Rent: the district’s stamped band, one row per size cell

District 20 · Level 1 (street level) · withheld at this corner

withheld: no parcel here is zoned for a shopfront

no_shopfront_zoned: withheld by our own rule. The figure is published one grain up and not placed here. District 20 stamps a Level 1 (street level) shop-space band of S$9.29–22.21 psf, and this corner is outside the market it describes: under the Master Plan 2025 with amendments, no parcel in this subzone is zoned for a use a ground-floor trade can occupy. The plan does not permit a shopfront here. The land here is business 2 (65% of 61 parcels). Rather than dress a corner with no room for a shop in its district's shop rent, the band is withheld. The district figure is real, its placement here is not. Zoning is permission, not supply: this is the plan's refusal, never a count of shops.

ura.masterplan2025.landuse · subzone grain · Master Plan 2025 with amendments, published 2026-09-21 · 2026-09-21 is the day URA published this layer on data.gov.sg (Amendment to Master Plan 2025 Land Use Layer, d_7a03324bed531cdff76a16239b0e84e1, URA's stamp 2026-09-21T13:51:24+08:00): the Master Plan 2025, gazetted on 2025-12-01, with URA's amendments in it. A zone URA changes after this date is not in this figure until URA publishes the layer again and this figure is rebuilt

The band withheld above: District 20 · Level 1 (street level), pooled quarter to 2026-06-30

S$9.29–18.13–22.21 psf n=3

URA PMI district median at DISTRICT grain, not measured at this corner. 91% of this corner's geocoded postals sit in District 20. The stratum is Level 1 (street level), declared here because URA stamps no all-levels, all-bands district median: the 2 size bands pool UNWEIGHTED: lo the lowest of the bands' lows, hi the highest of their highs, mid the median of band medians, because URA publishes no contract counts to weight with; n=3 is its disclosure floor, not a sample size. Read the bands and match your own floor area.

ura.pmi.district-median · district grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the district median of every contract signed across those three months in the stratum, so this is the period the median describes and not a day any particular lease was signed

Withheld here · District 20 · Level 1 (street level) · 30 sqm and below quarter to 2026-06-30

S$9.29–16.59–18.20 psf n=3

Withheld here · District 20 · Level 1 (street level) · over 30 to 100 sqm quarter to 2026-06-30

S$18.51–19.67–22.21 psf n=3

Footfall: every measured window

day	window	mode	dir	taps/day	n
weekday	am-peak	bus	in	673	345
weekday	am-peak	bus	out	3,235	345
weekend-holiday	am-peak	bus	in	500	120
weekend-holiday	am-peak	bus	out	725	120
weekday	pm-peak	bus	in	3,172	345
weekday	pm-peak	bus	out	531	345
weekend-holiday	pm-peak	bus	in	752	120
weekend-holiday	pm-peak	bus	out	359	120
weekday	all-day	bus	in	5,952	345
weekday	all-day	bus	out	5,615	345
weekend-holiday	all-day	bus	in	2,584	120
weekend-holiday	all-day	bus	out	2,146	120

this subzone, all trades: BUS taps only per gazetted day (no rail is counted in this number) a census: all 15 sources known in this subzone answered

lta.pv.per-day:carried · subzone grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted

Stations: every one within 400m, or the nearest beyond it

nearest, beyond the serving line	taps/day	from the corner’s edge
ANG MO KIO (NS16)	91,500	1,145m to Exit D

ENTRIES AND EXITS SUMMED on an average weekday, all day. Not boardings. NO station stands within 400m of this corner, which is the radius at which we are willing to say one serves it. The nearest is named anyway, with the same straight-line measurement to its nearest published exit. A corner 20m past the line is not a corner with no railway, and publishing nothing there would be a binary answer to a continuous question. It is not a walking route, and no claim is made that this station serves this corner.

lta.pv.per-day · station grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted

Hawker centres: NEA’s registry, placed in this corner

Centres in this corner

0 a measured zero, not an absence

nearest, outside this corner	stalls	status	distance
Ang Mo Kio Ave 10 Blk 453A (Chong Boon Market and Food Centre)	39	Existing	523m

NEA lists NO hawker centre in this corner. Its registry is a census of 129 centres, each carrying its own point, and every one of them was placed (none fell outside a subzone), so this is a measured zero rather than a corner nobody looked at. The nearest is Ang Mo Kio Ave 10 Blk 453A (Chong Boon Market and Food Centre), 523m from this corner's edge, and it is named for the same reason the nearest station is: a centre just over the boundary is not a centre that does not exist, and a straight "none here" would be a binary answer to a continuous question. Straight-line to its published point, not a walking route, and no claim is made that it sits in this corner.

nea.ssot.hawker-centres · subzone grain · as of 2026-03-13 · 2026-03-13 is NEA's own last-refresh stamp (FMEL_UPD_D) on the freshest row in this registry extract, not a survey date. A measured zero is only as current as the census behind it, and this is that census's date

Household spend: the bridge

Household spend

withheld at source

suppressed_at_source: withheld or not published at source. GHS publishes no usable dwelling mix for this subzone, so the bridge has no weights: a dash that means nil OR suppressed, and a bridge without weights would be the national number wearing a subzone's name. What is withheld is the dwelling MIX: a resident population may still publish above

What households earn: SingStat’s bands, at planning-area grain

Median earning household, monthly income from work as of 2025-06-30

S$14,000–S$14,999 a band, not a mean

share of households
with no employed person, outside the figure above	15.9%
earning over S$10,000	65.2%
earning over S$20,000	35.4%

33,900 earning households of 40,200 in this planning area. PLANNING-AREA grain, not this corner, and EMPLOYMENT income only. The middle figure is the BAND the median earning household falls in. No average is computed, because the top band is "$35,000 & Over" and has no upper value to average. Households with no employed person are outside the denominator, which is SingStat's own convention for income from work; their share is published beside it, because a retiree household is not a poor household, it is one this instrument does not see.

singstat.ghs2025.household-income-bands · planningArea grain · as of 2025-06-30

Homes: every published sale price

Home sale price (URA caveats)

not yet published: our gap

not_yet_wired: a gap on OUR side of the pipeline. no home-prices fact, valued or absent, reached this subzone, and an unexplained gap is ours by rule

What stands here: every counted stock row

premises.withinContainer carried as of 2026-08-17, the oldest part as of 2026-08-13

4 premises n=4

a census: all 18 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-17 is the newest night SFA's register was read among the 18 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it

premises.withinContainer · halal-eating-establishment carried as of 2026-08-03

1 premises n=1

a census: all 1 sources known in this subzone answered

muis.halal:carried · subzone grain

What the plan permits: the zoning, by use class

Zoned land whose use class can hold a shopfront Master Plan 2025 with amendments, published 2026-09-21

0% 0 of 920,906 zoned sqm, 61 parcels, mean plot ratio 2.51

largest use classes	share of zoned land
business 2	65%
road	20%
business 1	11%

Counted as shopfront-capable: commercial, commercial & residential, residential with commercial at 1st storey, white, business park - white, hotel.

no parcel in this subzone is zoned for a use a ground-floor trade can occupy. The plan does not permit a shopfront here ZONING IS PERMISSION, NOT SUPPLY. This is the share of this corner's zoned land whose use class can hold a shopfront (COMMERCIAL, COMMERCIAL & RESIDENTIAL, RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, WHITE, BUSINESS PARK - WHITE, HOTEL) under the Master Plan 2025 with amendments. Not floor space that exists, not units for rent, and not a promise any particular unit is licensed for your trade. A low share means the plan gives a shopfront little room here; a high share does not mean anything is built. Each parcel is counted whole in the subzone holding its centroid.

ura.masterplan2025.landuse · subzone grain · published 2026-09-21 · 2026-09-21 is the day URA published this layer on data.gov.sg (Amendment to Master Plan 2025 Land Use Layer, d_7a03324bed531cdff76a16239b0e84e1, URA's stamp 2026-09-21T13:51:24+08:00): the Master Plan 2025, gazetted on 2025-12-01, with URA's amendments in it. A zone URA changes after this date is not in this figure until URA publishes the layer again and this figure is rebuilt

Competitors: every register that reaches here

Hawker stall (cooked food) carried as of 2026-08-17, the oldest part as of 2026-08-13

0 premises n=18

a census: all 18 sources known in this subzone answered

Childcare / preschool (single centre) carried updated 2026-02-25

3 premises n=3

a census: all 1 sources known in this subzone answered

ecda.centres.licensed:carried · subzone grain · 2026-02-25 is ECDA's own last_updated stamp on the newest register row counted here: the day a row of the register was last touched, not a licence date and not an opening day

All licensed food premises (container) carried as of 2026-08-30, the oldest part as of 2026-08-13

98 premises n=98

a census: all 73 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-30 is the newest night SFA's register was read among the 73 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it

Tobacco retail licences (HSA) carried as of 2026-08-07

9 premises n=9

a census: all 9 sources known in this subzone answered

a licence overlay, not a trade: a minimart and a petrol station both hold one

hsa.tobacco.retail-licence:carried · subzone grain · 2026-08-07 is HSA's refresh stamp on the register file (data.gov.sg lastUpdatedAt), not a licence date: every row on the register is a licence window, and _meta.build.tobacco counts how many had lapsed or not yet begun at that stamp

Halal-certified eating establishments (MUIS) carried as of 2026-08-03

1 premises n=1

a census: all 1 sources known in this subzone answered

a certification overlay across many trades

muis.halal:carried · subzone grain

What was withheld or unreachable here: the ledger

quantity	code	side	rows
people.count	suppressed_at_source	theirs	59
householdSpend.monthly	suppressed_at_source	theirs	513

Every absent fact carries a reason and a side. "Ours" is our pipeline's backlog; "theirs" is the publisher withholding. Only one of them is fixable by us.