CommercialRESIDENTIALDistrict 12 · Toa Payoh

128a Lorong 1 Toa Payoh

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

128a Lorong 1 Toa Payoh is a commercial building in District 12 · Toa Payoh, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 128a Lorong 1 Toa Payoh.

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What are the key facts about 128a Lorong 1 Toa Payoh?

Key takeaway128a Lorong 1 Toa Payoh is a commercial building in District 12 · Toa Payoh, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 12 · Toa Payoh
Address: —
Land area: 27,844 sqm
Completed: 2002 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 0

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 128a Lorong 1 Toa Payoh

128A Lorong 1 Toa Payoh is a building in Toa Payoh (District 12). It is located along Lorong 1 Toa Payoh, Singapore 311128.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.

It occupies roughly 27,844 sqm of land with about 83,531 sqm of gross floor area.

The nearest MRT is Braddell MRT, 394 m away (about a 6-minute walk). The closest bus stop (Blk 128) is 26 m away (about a 0-minute walk). Junction 8 is 1.5 km away.

What is 128a Lorong 1 Toa Payoh zoned as?

Key takeaway128a Lorong 1 Toa Payoh sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What does space at 128a Lorong 1 Toa Payoh rent for?

Key takeawayNo street- or building-level rent is published here. Across District 12 retail, retail space rented at a median of $6.71 psf a month in 2026Q3, with the middle half of leases between $5.52 and $8.97. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 12 retail

Region band · 2026Q3

25th pct

$5.52

$59.42 psm

Median

$6.71

$72.22 psm

75th pct

$8.97

$96.57 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 12 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 128a Lorong 1 Toa Payoh

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 128a Lorong 1 Toa Payoh?

Key takeawayURA's planning decisions at 128a Lorong 1 Toa Payoh since 2000 are below. 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.

26 Jun 2018Approved
Additions & alterations
Proposed additions and alterations new roof shelter works to multi-storey carpark at blk 128a on lot 09597v mk 17 at lorong 1 toa payoh singapore 311128 (toa payoh planning area)
17 Jun 2016Approved
Additions & alterations
Proposed additions and alterations new roof shelter works to multi-storey carpark at blk 128a on lot 09597v mk 17 at lorong 1 toa payoh singapore 311128 (toa payoh planning area)
19 Jun 2014Approved
Additions & alterations
Proposed additions & alterations to existing mult-storey carpark block 128a with new lift / lift lobby at lorong 1 toa payoh ( lift installation programme to existing mscp )

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 128a Lorong 1 Toa Payoh?

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

Indicative area yield — District 12 retail

Gross yield (area)

2.9%

2.6% net of property tax

Rent side (median of bands)

$72.22 psm/mo

2026Q3

Price side (strata, 5y)

$2,767 psf

54 sales

An INDICATIVE AREA yield for District 12 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 12 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$52.08	$72.22	$91.29
Level 2 & 3 · 30 & Below	$101.58	$129.23	$143.22
Level 2 & 3 · >30 - 100	$59.42	$63.94	$96.57
Level 1 · >30 - 100	$74.07	$96.87	$116.31
Level 1 · >100 - 300	$48.14	$55.10	$60.66

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 128a Lorong 1 Toa Payoh?

Key takeawayThe nearest MRT/LRT is Braddell MRT, about 394 m away.

Getting around

Braddell MRT394 m · ~6 min

Amenities nearby

Blk 128 · 26 mBlk 127 Toa Payoh Lorong 1 · 75 mShenton Medical Group · 111 mEducational Institution · 316 mToa Payoh West Community Club · 353 mBraddell MRT Exit B · 383 mPlace Of Worship · 484 mHotel · 805 mMount Alvernia Hospital · 823 mJunction 8 · 1.5 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 128a Lorong 1 Toa Payoh

Key takeawayThe nearest station is Braddell (NS18), 383 m away — a moderately busy station, with about 31,000 taps in and out on an average weekday. 16 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 46% of retail buildings

nearest MRT/LRT Braddell (NS18) 383 m, about 31,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 11, about 12,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 58,000 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

Braddell (NS18)383 m · about 31,000 weekday taps
Caldecott (CC17 / TE9)402 m · about 20,000 weekday taps
Toa Payoh (NS19)613 m · about 76,000 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 128a Lorong 1 Toa Payoh. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Blk 128A Lorong 1 Toa Payoh (HDB)3 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 113 car lots
Blk 125/126/131 Lorong 2 Toa Payoh (HDB)153 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 246 car lots
Blk 138 Lorong 1A Toa Payoh (HDB)189 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 803 car lots
Blk 130 Lorong 1 Toa Payoh (HDB)192 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 655 car lots
Blk 401 Lorong 1 Toa Payoh (HDB)223 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 470 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. 128a Lorong 1 Toa Payoh's own car park, if it has one, and its charges are not in the open data.

Who's registered at 128a Lorong 1 Toa Payoh?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list 128a Lorong 1 Toa Payoh as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Real estate
0
Health and social 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. 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 128a Lorong 1 Toa Payoh

Where is 128A Lorong 1 Toa Payoh?⌄

128A Lorong 1 Toa Payoh is at Lorong 1 Toa Payoh, Singapore 311128, in the Toa Payoh planning area.

What is 128A Lorong 1 Toa Payoh zoned as?⌄

128A Lorong 1 Toa Payoh sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at 128A Lorong 1 Toa Payoh?⌄

No caveats have been lodged for 128A Lorong 1 Toa Payoh 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 128A Lorong 1 Toa Payoh?⌄

Braddell MRT is the closest, 394 m away (about a 6-minute walk).

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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.

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.

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, HDB car park information (data.gov.sg), 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.