165,165a Upper Paya Lebar Road
165,165a Upper Paya Lebar Road is a commercial building in District 19 · Serangoon. 1 transaction is on record since 1995, most recently in Jul 2000. ACRA records 0 live company registrations at this address.
What are the key facts about 165,165a Upper Paya Lebar Road?
- Asset class
- Commercial
- Land-use zone
- Not on record
- Gross plot ratio
- —
- Tenure
- Not on record
- District / Area
- District 19 · Serangoon
- Address
- 165,165a Upper Paya Lebar Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About 165,165a Upper Paya Lebar Road
165,165A Upper Paya Lebar Road is a commercial property in Serangoon (District 19). It is located along Upper Paya Lebar Road.
1 transaction has been recorded here, at a median of S$870 psf. The most recent was in July 2000.
What has 165,165a Upper Paya Lebar Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jul 2000 | Shop House | S$1.22M | 1,403 sqft | $870 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 165,165a Upper Paya Lebar Road rent for?
Retail space on Upper Paya Lebar Road
Street level · 2021Q4S$ 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 · 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 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 165,165a Upper Paya Lebar Road
- Singapore total: Rent S$30.38 psf/mth · Vacancy 6.3% (1Q 2026) · Planned / under construction 2.38m 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 165,165a Upper Paya Lebar Road?
- 14 Aug 2024RenewedContinued use as pizza delivery cum take-away outlet
Continued use of the 1st storey premises as pizza delivery cum take-away outlet (no dining-in)
- 26 Jul 2021RenewedContinued use as pizza delivery cum take-away outlet
Continued use of the 1st storey premises as pizza delivery cum take-away outlet (no dining-in)
- 23 Jul 2018RenewedContinued use as pizza delivery cum take-away outlet
Continued use of the 1st storey premises as pizza delivery cum take-away outlet (no dining-in)
- 4 Sept 2015RenewedContinued use as pizza delivery cum take-away outlet
Continued use of the 1st storey premises as pizza delivery cum take-away outlet (no dining-in)
- 14 Sept 2012ApprovedChange of use to lapse on 05-10-2015
Change of use of the 1st storey eating house (on temporary permission to lapse on 05-10-2015) to pizza delivery cum take-away outlet (no dining-in)
- 4 Sept 2012RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 5 Oct 2009ApprovedChange of use to eating house
Change of use of the 1st storey shop to eating house - no 165
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$54.50 per unit).
How does Upper Paya Lebar Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 165,165a Upper Paya Lebar Road?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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.
How many companies are registered at 165,165a Upper Paya Lebar Road?
- Live registrations
- 0
- Registered last 3 years
- 0
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 165,165a Upper Paya Lebar Road
Where is 165,165A Upper Paya Lebar Road?⌄
165,165A Upper Paya Lebar Road is at 165,165A Upper Paya Lebar Road, in the Serangoon planning area.
What have units at 165,165A Upper Paya Lebar Road sold for?⌄
Across 1 recorded transaction, the median price is S$870 psf. The latest was in July 2000.
The facts are here — now get the verdict on 165,165a Upper Paya Lebar Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.