CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 19 · Toa Payoh

129 Upper Paya Lebar Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2025

Quick Summary

129 Upper Paya Lebar Road is a commercial building in District 19 · Toa Payoh, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan. It is freehold. 2 transactions are on record since 1995, most recently in Jul 2025. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 129 Upper Paya Lebar Road.

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What are the key facts about 129 Upper Paya Lebar Road?

Key takeaway129 Upper Paya Lebar Road is a commercial building in District 19 · Toa Payoh, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 19 · Toa Payoh
Address: 129 Upper Paya Lebar Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 17
Managing agent: HILANDAS PROPERTY & FACILITIES MANAGEMENT PTE LTD
Strata formed: 1985 (MCST 0981)
Submarket: City Fringe
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 1

About 129 Upper Paya Lebar Road

129 Upper Paya Lebar Road is a commercial property in Toa Payoh (District 19). It is located along Upper Paya Lebar Road, Singapore 534840.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey.

The site is freehold.

2 transactions have been recorded here, at a median of S$2,341 psf. The most recent was in July 2025.

The nearest MRT is Tai Seng MRT, 436 m away (about a 7-minute walk). The closest bus stop (Opp Paya Lebar St) is 127 m away (about a 2-minute walk).

What is 129 Upper Paya Lebar Road zoned as?

Key takeaway129 Upper Paya Lebar Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 129 Upper Paya Lebar Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Jul 2025 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2025	Retail	S$4.50M	1,346 sqft	$3,344
Sept 2011	Retail	S$1.80M	1,346 sqft	$1,338

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 129 Upper Paya Lebar Road rent for?

Key takeawayNo rent is published for 129 Upper Paya Lebar Road itself. On its street, Upper Paya Lebar Road, retail space rented at a median of $4.16 psf a month in 2021Q4. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Paya Lebar Road

Street level · 2021Q4

25th pct

—

— psm

Median

$4.16

$44.81 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 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 19 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 129 Upper Paya Lebar Road

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.

How does Upper Paya Lebar Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near 129 Upper Paya Lebar Road?

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

Indicative area yield — District 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

An INDICATIVE AREA yield for District 19 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 19 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$63.64	$104.00	$295.24
B1 & Below · 30 & Below	$63.48	$71.43	$209.95
Level 2 & 3 · 30 & Below	$54.03	$66.41	$81.37
B1 & Below · >30 - 100	$225.40	$251.63	$339.38
Level 2 & 3 · >30 - 100	$201.18	$241.17	$307.68
Level 1 · >30 - 100	$98.95	$138.38	$262.23
Level 2 & 3 · >100 - 300	$201.65	$214.77	$221.82
B1 & Below · >100 - 300	$196.03	$234.00	$280.07

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 129 Upper Paya Lebar Road?

Key takeawayThe nearest MRT/LRT is Tai Seng MRT, about 436 m away — and 1 competing retail premises operate nearby.

Getting around

Tai Seng MRT436 m · ~7 min

Amenities nearby

Tai Seng Clinic · 41 mBusiness Park · 106 mOpp Paya Lebar St · 127 mPlace Of Worship · 252 mBunga Rampai Pk · 319 mTai Seng MRT Exit A · 320 mEducational Institution · 334 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Sivamani Minimart Pte Ltd · 53 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 129 Upper Paya Lebar Road

Key takeawayThe nearest station is Tai Seng (CC11), 319 m away — a busy station, with about 45,000 taps in and out on an average weekday. 12 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 33% of retail buildings

nearest MRT/LRT Tai Seng (CC11) 319 m, about 45,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 5, about 12,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 31,000 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

Tai Seng (CC11)319 m · about 45,000 weekday taps
Bartley (CC12)799 m · about 19,000 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 129 Upper Paya Lebar Road. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Little Rd (URA)137 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Irving Place (URA)273 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Shaw Rd (URA)276 m
S$0.60 per half-hour at midday on a weekday · 15 car lots
Joo Seng Rd (URA)321 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Irving Rd (URA)344 m
S$0.60 per half-hour at midday on a weekday · 6 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 129 Upper Paya Lebar Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 129 Upper Paya Lebar Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 129 Upper Paya Lebar Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
1

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.

Frequently asked questions about 129 Upper Paya Lebar Road

Where is 129 Upper Paya Lebar Road?⌄

129 Upper Paya Lebar Road is at 129 Upper Paya Lebar Road, Singapore 534840, in the Toa Payoh planning area.

What is 129 Upper Paya Lebar Road zoned as?⌄

129 Upper Paya Lebar Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan.

What is the tenure of 129 Upper Paya Lebar Road?⌄

129 Upper Paya Lebar Road is freehold.

What have units at 129 Upper Paya Lebar Road sold for?⌄

Across 2 recorded transactions, the median price is S$2,341 psf. The latest was in July 2025.

What is the nearest MRT station to 129 Upper Paya Lebar Road?⌄

Tai Seng MRT is the closest, 436 m away (about a 7-minute walk).

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 BCA's MCST register, PropKaki's submarket map, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.