123 Paya Lebar Way
123 Paya Lebar Way is a commercial building in District 14 · Geylang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 12 live company registrations at this address.
What are the key facts about 123 Paya Lebar Way?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
- Tenure
- Not on record
- District / Area
- District 14 · Geylang
- Address
- —
- Land area
- 1,121 sqm
- Completed
- 1979 (HDB Property Information)
- Storeys
- 21 (HDB Property Information)
- Submarket
- City Fringe
- Transactions on record
- None recorded
- Live listings
- None
- ACRA registrations
- 12
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 123 Paya Lebar Way
123 Paya Lebar Way is a mixed-use building in Geylang (District 14). It is located along Paya Lebar Way, Singapore 381123.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.
It occupies roughly 1,121 sqm of land with about 3,139 sqm of gross floor area.
12 businesses are currently registered at this address with ACRA.
The nearest MRT is Mattar MRT, 458 m away (about a 7-minute walk). The closest bus stop (Blk 125) is 204 m away (about a 3-minute walk). Paya Lebar Square is 1.1 km away (about a 18-minute walk).
What is 123 Paya Lebar Way zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 2.8
What does space at 123 Paya Lebar Way rent for?
Retail space — District 14 retail
Region band · 2026Q3S$ 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 14 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 123 Paya Lebar Way
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
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 123 Paya Lebar Way?
- 29 Aug 2008ApprovedAdditions & alterations
Proposed additions of 4 covered linkways from existing hdb blk 120 to 121, 121 to 124 & 123, 123 to 122, 122 to 121 and 2 drop off porches at blk 121 & 122 at macpherson estate
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$54.50 per unit).
What do commercial rents run near 123 Paya Lebar Way?
Indicative area yield — District 14 retail
An INDICATIVE AREA yield for District 14 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 14 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $60.26 | $68.83 | $77.30 |
| B1 & Below · 30 & Below | $52.94 | $76.47 | $130.25 |
| Level 1 · 30 & Below | $85.00 | $125.00 | $205.26 |
| Level 2 & 3 · >30 - 100 | $71.17 | $84.43 | $161.43 |
| Level 1 · >30 - 100 | $80.67 | $127.33 | $161.46 |
| Level 4 & Above · >30 - 100 | $69.97 | $74.47 | $74.91 |
| B1 & Below · >30 - 100 | $104.10 | $206.00 | $256.12 |
| Level 2 & 3 · >100 - 300 | $101.65 | $112.97 | $180.02 |
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 123 Paya Lebar Way?
Getting around
- Mattar MRT458 m · ~7 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 123 Paya Lebar Way
nearest MRT/LRT Mattar (DT25) 416 m, about 9,848 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 5, about 7,528 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 47,000 residents within 1 km (June 2026); 0 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
- Mattar (DT25)416 m · 9,848 weekday taps
- MacPherson (CC10 / DT26)638 m · about 39,000 weekday taps
- Aljunied (EW9)702 m · about 47,000 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 123 Paya Lebar Way. Transfers between lines don't tap, so interchanges read low.
Bus
5 bus stops within 400 m, with 7,528 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 120 To 124 Paya Lebar Way (HDB)69 mS$0.60 per half-hour at midday on a weekday · 352 car lots
- Blk 125 To 126 Aljunied Road (HDB)130 mS$0.60 per half-hour at midday on a weekday · 116 car lots
- Blk 98A Aljunied Crescent (HDB)281 mS$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 219 car lots
- Blk 99-106/111-112 Aljunied Crescent (HDB)320 mS$0.60 per half-hour at midday on a weekday · 792 car lots
- Circuit Rd (URA)335 mS$0.60 per half-hour at midday on a weekday · 66 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: Macpherson Road Area, 1.1 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. 123 Paya Lebar Way's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 123 Paya Lebar Way?
- Live registrations
- 12
- Registered last 3 years
- 9
- Most common type
- Local Company
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 123 Paya Lebar Way
Where is 123 Paya Lebar Way?⌄
123 Paya Lebar Way is at Paya Lebar Way, Singapore 381123, in the Geylang planning area.
What is 123 Paya Lebar Way zoned as?⌄
123 Paya Lebar Way 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 123 Paya Lebar Way?⌄
No caveats have been lodged for 123 Paya Lebar Way 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 123 Paya Lebar Way?⌄
Mattar MRT is the closest, 458 m away (about a 7-minute walk).
How many businesses are registered at 123 Paya Lebar Way?⌄
12 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 123 Paya Lebar Way.
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