226,226a Upper Thomson Road
226,226a Upper Thomson Road is a commercial building in District 20 · Bishan, on land zoned COMMERCIAL under the URA Master Plan. It is freehold. 2 transactions are on record since 1995, most recently in Mar 2019. 1 unit is currently listed for sale. ACRA records 2 live company registrations at this address.
What are the key facts about 226,226a Upper Thomson Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 20 · Bishan
- Address
- 226,226a Upper Thomson Road
- Land area
- —
- Transactions on record
- 2 (records start 1995)
- Live listings
- 1
- ACRA registrations
- 2
About 226,226a Upper Thomson Road
226,226A Upper Thomson Road is a commercial property in Bishan (District 20). It is located along Upper Thomson Road, Singapore 574358.
Under the URA Master Plan it sits on land zoned commercial.
The site is freehold.
2 transactions have been recorded here, at a median of S$2,298 psf. The most recent was in March 2019.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Upper Thomson MRT, 304 m away (about a 5-minute walk). The closest bus stop (Sin Ming Plaza) is 70 m away (about a 1-minute walk).
What is 226,226a Upper Thomson Road zoned as?
- Land-use zone
- COMMERCIAL
- 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 Do not quote a plot ratio, and do not compute buildable GFA from it.
What has 226,226a Upper Thomson Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Mar 2019 | Shop House | S$5.00M | 1,958 sqft | $2,554 |
| Jul 2017 | Shop House | S$4.00M | 1,958 sqft | $2,043 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Thomson Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 226,226a Upper Thomson Road?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $71.06 | $617.70 | $698.19 |
| Level 1 · 30 & Below | $100.00 | $178.57 | $195.95 |
| Level 2 & 3 · >30 - 100 | $142.31 | $189.39 | $218.01 |
| Level 1 · >30 - 100 | $199.25 | $211.77 | $239.11 |
| B1 & Below · >30 - 100 | $267.96 | $348.70 | $384.97 |
| Level 2 & 3 · >100 - 300 | $151.86 | $207.96 | $270.18 |
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 available at 226,226a Upper Thomson Road right now?
For sale (1)
- Upper Thomson Road ShophouseS$8.20M · 1,600 sqft
What is near 226,226a Upper Thomson Road?
Getting around
- Upper Thomson MRT304 m · ~5 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at 226,226a Upper Thomson Road?
- Live registrations
- 2
- Registered last 3 years
- 1
- 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 226,226a Upper Thomson Road
Where is 226,226A Upper Thomson Road?⌄
226,226A Upper Thomson Road is at 226,226A Upper Thomson Road, Singapore 574358, in the Bishan planning area.
What is 226,226A Upper Thomson Road zoned as?⌄
226,226A Upper Thomson Road sits on land zoned commercial under the URA Master Plan.
What is the tenure of 226,226A Upper Thomson Road?⌄
226,226A Upper Thomson Road is freehold.
What have units at 226,226A Upper Thomson Road sold for?⌄
Across 2 recorded transactions, the median price is S$2,298 psf. The latest was in March 2019.
What is the nearest MRT station to 226,226A Upper Thomson Road?⌄
Upper Thomson MRT is the closest, 304 m away (about a 5-minute walk).
How many businesses are registered at 226,226A Upper 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.
The facts are here — now get the verdict on 226,226a Upper Thomson 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.