CommercialRESIDENTIALDistrict 13 · Toa Payoh

120 Potong Pasir Avenue 1

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

120 Potong Pasir Avenue 1 is a commercial building in District 13 · Toa Payoh, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on 120 Potong Pasir Avenue 1.

Ask PropKaki

What are the key facts about 120 Potong Pasir Avenue 1?

Key takeaway120 Potong Pasir Avenue 1 is a commercial building in District 13 · Toa Payoh, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 13 · Toa Payoh
Address: —
Land area: 2,360 sqm
Completed: 1984 (HDB Property Information)
Storeys: 13 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 5

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 120 Potong Pasir Avenue 1

120 Potong Pasir Avenue 1 is a mixed-use building in Toa Payoh (District 13). It is located along Potong Pasir Avenue 1, Singapore 350120.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

It occupies roughly 2,360 sqm of land with about 110,769 sqm of gross floor area.

23 businesses are currently registered at this address with ACRA.

The nearest MRT is Potong Pasir MRT, 776 m away (about a 12-minute walk). The closest bus stop (Blk 120) is 39 m away (about a 1-minute walk). The Poiz Centre is 694 m away (about a 11-minute walk).

What is 120 Potong Pasir Avenue 1 zoned as?

Key takeaway120 Potong Pasir Avenue 1 sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 120 Potong Pasir Avenue 1 rent for?

Key takeawayNo street- or building-level rent is published here. Across District 13 retail, retail space rented at a median of $10.25 psf a month in 2026Q3, with the middle half of leases between $9.61 and $13.31. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 13 retail

Region band · 2026Q3

25th pct

$9.61

$103.41 psm

Median

$10.25

$110.37 psm

75th pct

$13.31

$143.25 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 13 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 120 Potong Pasir Avenue 1

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

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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 120 Potong Pasir Avenue 1?

Key takeawayURA has approved 2 changes of use at 120 Potong Pasir Avenue 1 since 2000, most recently in 2020. 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.

27 Jul 2020ApprovedFloor 1
Change of use to self-service laundry
Change of use of part 1st storey unit #01-XX to self-service laundry - blk 120
22 Jan 2018Approved
Additions & alterations
Proposed amendment (at precinct pavilion only) to approved neighbourhood renewal programme on mukim 17 lot10220k, lot10217k pt, lot10218n pt, lot10216a pt, lot09249m pt, lot09130l pt,lot08416a pt, lot05684x, lot05686c lot05685l, lot05687m, lot05677t, lot05679k, lot05678a at blocks 113-120 potong pasir avenue 1
6 Apr 2017Approved
Additions & alterations
Proposed neighbourhood renewal programme on lots mukim 17 lot10220k, mukim 17 lot10217k pt, mukim 17 lot10218n pt, mukim 17 lot10216a pt, mukim 17 lot09249m pt, mukim 17 lot09130l pt, mukim 17 lot08416a pt, mukim 17 lot05684x, mukim 17 lot05686c, mukim 17 lot05685l, mukim 17 lot05687m, mukim 17 lot05677t, mukim 17 lot05679k, mukim 17 lot05678a at blocks 113-120 potong pasir avenue 1
23 Sept 2016Approved
Additions & alterations
Proposed amendment to additions and alterations to existing hdb public housing development involving of consumer switch rooms and electrical substation (home improvement programme) at blocks 113 to 120 potong pasir avenue 1
23 Sept 2016Approved
Additions & alterations
Proposed amendment to additions and alterations to existing hdb public housing development involving of consumer switch rooms and electrical substation (home improvement programme) at blocks 113 to 120 potong pasir avenue 1
16 Jul 2014Approved
Additions & alterations
Proposed construction of covered linkway and drop-off porch at blk 120 potong pasir ave 1 on lot 05678a, 10220k & 06786a at mk 17
26 Nov 2008ApprovedFloor 1
Change of use to laundry shop
Change of use of the 1st sty unit #01-XX to laundry shop - blk 120

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 120 Potong Pasir Avenue 1?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 13 retail

Gross yield (area)

7.9%

7.1% net of property tax

Rent side (median of bands)

$110.37 psm/mo

2026Q3

Price side (strata, 5y)

$1,558 psf

18 sales

An INDICATIVE AREA yield for District 13 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 13 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$85.88	$95.78	$103.50
B1 & Below · 30 & Below	$291.67	$294.44	$345.30
B1 & Below · >30 - 100	$48.39	$50.91	$73.81
Level 1 · >30 - 100	$120.93	$124.95	$183.00

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 120 Potong Pasir Avenue 1?

Key takeawayThe nearest MRT/LRT is Potong Pasir MRT, about 776 m away.

Getting around

Potong Pasir MRT776 m · ~12 min

Amenities nearby

Neo Medical Centre · 15 mBlk 120 · 39 mEducational Institution · 53 mPlace Of Worship · 303 mToa Payoh South Community Club · 450 mToa Payoh Polyclinic · 504 mPotong Pasir MRT Exit A · 687 mThe Poiz Centre · 694 mBlk 22 Toa Payoh Lorong 7 · 710 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 120 Potong Pasir Avenue 1

Key takeawayThe nearest station is Potong Pasir (NE10), 687 m away — a moderately busy station, with about 35,000 taps in and out on an average weekday. 9 public car parks are within 500 m.

Foot traffic: busier than 13% of retail buildings

nearest MRT/LRT Potong Pasir (NE10) 687 m, about 35,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 4, about 5,773 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 56,000 residents within 1 km (June 2026); 2 other malls 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

Potong Pasir (NE10)687 m · about 35,000 weekday taps
Woodleigh (NE11)865 m · about 33,000 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 120 Potong Pasir Avenue 1. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 5,773 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 113 To 120 Potong Pasir Avenue 1 (HDB)97 m
no short-term parking · 346 car lots
Blk 121 To 133 Potong Pasir Avenue 1 (HDB)314 m
S$0.60 per half-hour at midday on a weekday · 166 car lots
Blk 1002 To 1004 Lorong 8 Toa Payoh (JTC)325 m
Blk 1003/1004 Toa Payoh Industrial Park (JTC)329 m
Blk 134 To 142 Potong Pasir Avenue 3 (HDB)342 m
no short-term parking · 344 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: Moonstone Area, 993 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 120 Potong Pasir Avenue 1's own car park, if it has one, and its charges are not in the open data.

Who's registered at 120 Potong Pasir Avenue 1?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list 120 Potong Pasir Avenue 1 as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Administrative and support services
2
Health and social services
1
Construction
0
Transportation and storage
0
Education
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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 120 Potong Pasir Avenue 1

Where is 120 Potong Pasir Avenue 1?⌄

120 Potong Pasir Avenue 1 is at Potong Pasir Avenue 1, Singapore 350120, in the Toa Payoh planning area.

What is 120 Potong Pasir Avenue 1 zoned as?⌄

120 Potong Pasir Avenue 1 sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 120 Potong Pasir Avenue 1?⌄

No caveats have been lodged for 120 Potong Pasir Avenue 1 in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 120 Potong Pasir Avenue 1?⌄

Potong Pasir MRT is the closest, 776 m away (about a 12-minute walk).

How many businesses are registered at 120 Potong Pasir Avenue 1?⌄

23 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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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), 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.