CommercialCOMMERCIAL999-year leaseholdDistrict 11 · Novena

165 Thomson Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2022

Quick Summary

165 Thomson Road is a commercial building in District 11 · Novena, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in Oct 2022. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 165 Thomson Road.

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What are the key facts about 165 Thomson Road?

Key takeaway165 Thomson Road is a commercial building in District 11 · Novena, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: 999-year leasehold
District / Area: District 11 · Novena
Address: 165 Thomson Road
Land area: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 2

About 165 Thomson Road

165 Thomson Road is a commercial property in Novena (District 11). It is located along Thomson Road, Singapore 307618.

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

The site is 999-year leasehold, with about 943 years remaining on the lease.

1 transaction has been recorded here, at a median of S$4,783 psf. The most recent was in October 2022.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Novena MRT, 274 m away (about a 4-minute walk). The closest bus stop (United Sq/Bef Novena Stn) is 105 m away (about a 2-minute walk).

What is 165 Thomson Road zoned as?

Key takeaway165 Thomson Road sits on land zoned COMMERCIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 165 Thomson Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Oct 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2022	Retail	S$5.20M	1,087 sqft	$4,783

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 Thomson Road rent for?

Key takeawayNo rent is published for 165 Thomson Road itself. On its street, Thomson Road, retail space rented at a median of $18.37 psf a month in 2026Q3, with the middle half of leases between $11.18 and $26.32. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Thomson Road

Street level · 2026Q3

25th pct

$11.18

$120.38 psm

Median

$18.37

$197.77 psm

75th pct

$26.32

$283.28 psm

S$ per sq ft per month · median +6.1% on a year earlier

2023Q4 · $181.46 psm2026Q3 · $197.77 psm median

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).

Office space on Thomson Road

Street level · 2026Q3

25th pct

$7.95

$85.56 psm

Median

$8.45

$90.93 psm

75th pct

$8.72

$93.90 psm

S$ per sq ft per month · median +0.6% on a year earlier

2023Q4 · $78.57 psm2026Q3 · $90.93 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

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

Retail space — District 11 retail

Region band · 2026Q3

25th pct

$12.48

$134.36 psm

Median

$16.43

$176.85 psm

75th pct

$17.64

$189.91 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 11 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 Thomson Road

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

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Thomson Road?

Key takeawayURA has approved 15 changes of use at 165 Thomson Road since 2000, most recently in 2025. 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.

12 Sept 2005Renewed
Continued use as restaurant
Continued use of premises on the 1st storey as restaurant
27 Jul 2002Approved
Change of use: approved bar → restaurant
Proposed change of use of premises on the 1st storey from approved bar (with karaoke) to restaurant

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 Thomson 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 165 Thomson 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 11 retail

Gross yield (area)

4.6%

4.1% net of property tax

Rent side (median of bands)

$176.85 psm/mo

2026Q3

Price side (strata, 5y)

$4,327 psf

15 sales

An INDICATIVE AREA yield for District 11 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 11 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$134.36	$181.39	$189.91
Level 1 · 30 & Below	$96.71	$98.15	$108.07
Level 1 · >30 - 100	$138.32	$176.85	$254.10

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 165 Thomson Road?

Key takeawayThe nearest MRT/LRT is Novena MRT, about 274 m away — and 3 competing retail premisess operate nearby.

Getting around

Novena MRT274 m · ~4 min

Amenities nearby

Physicians Practice Family Medical Center · 75 mUnited Sq/Bef Novena Stn · 105 mHotel · 194 mThomson Rd Pg · 194 mEducational Institution · 195 mNovena MRT Exit B · 212 mPlace Of Worship · 275 mMount Elizabeth Novena Hospital · 467 mCairnhill Community Club · 991 m

Competing premises nearby

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

United Square · 90 mCold Storage Singapore (1983) Pte Ltd · 90 mPek Kio Market & Food Centre · 774 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 165 Thomson Road

Key takeawayThe nearest station is Novena (NS20), 212 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Kampong Java Rd (URA), 550 m away; the nearest URA season parking is Shrewsbury Area, 606 m away (S$80/month).

Foot traffic: busier than 27% of office buildings

nearest MRT/LRT Novena (NS20) 212 m, about 85,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 20,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 30,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Novena (NS20)212 m · about 85,000 weekday taps
Newton (NS21 / DT11)764 m · about 116,000 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 165 Thomson Road. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.

Who's registered at 165 Thomson Road?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 165 Thomson Road as their registered address. These are registered businesses, not who occupies the space.

Information and communications
1
Accommodation and food services
1
Real estate
0
Professional, scientific and technical services
0
Financial and insurance
0
Other services
0
Construction
0
Wholesale and retail trade
0
Arts, entertainment and recreation
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. ACRA, as of 2026-09-16.

Frequently asked questions about 165 Thomson Road

Where is 165 Thomson Road?⌄

165 Thomson Road is at 165 Thomson Road, Singapore 307618, in the Novena planning area.

What is 165 Thomson Road zoned as?⌄

165 Thomson Road sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 165 Thomson Road?⌄

165 Thomson Road is 999-year leasehold. About 943 years remain on the lease.

What have units at 165 Thomson Road sold for?⌄

Across 1 recorded transaction, the median price is S$4,783 psf. The latest was in October 2022.

What is the nearest MRT station to 165 Thomson Road?⌄

Novena MRT is the closest, 274 m away (about a 4-minute walk).

How many businesses are registered at 165 Thomson Road?⌄

2 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

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

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.

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 PropKaki's submarket map, URA planning decisions, 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.