232,232a Upper Thomson Road
232,232a 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 Oct 2010. 1 unit is currently listed for rent. ACRA records 0 live company registrations at this address.
What are the key facts about 232,232a Upper Thomson Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Freehold
- District / Area
- District 20 · Bishan
- Address
- 232,232a Upper Thomson Road
- Land area
- —
- Transactions on record
- 2 (records start 1995)
- Live listings
- 1
- ACRA registrations
- 0
About 232,232a Upper Thomson Road
232,232A Upper Thomson Road is a commercial property in Bishan (District 20). It is located along Upper Thomson Road, Singapore 574363.
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$1,228 psf. The most recent was in October 2010.
The nearest MRT is Upper Thomson MRT, 286 m away (about a 4-minute walk). The closest bus stop (Sin Ming Plaza) is 83 m away (about a 1-minute walk).
What is 232,232a 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 232,232a Upper Thomson Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Oct 2010 | Shop House | S$2.73M | 1,886 sqft | $1,448 |
| Jul 2009 | Shop House | S$1.90M | 1,886 sqft | $1,008 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Thomson Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 232,232a Upper Thomson Road?
Indicative area yield — District 20 retail
An INDICATIVE AREA yield for District 20 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 20 ($ 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 232,232a Upper Thomson Road right now?
For rent (1)
- Thomson Garden EstateS$12k/mo · 1,700 sqft
What is near 232,232a Upper Thomson Road?
Getting around
- Upper Thomson MRT286 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 232,232a Upper Thomson 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 232,232a Upper Thomson Road
Where is 232,232A Upper Thomson Road?⌄
232,232A Upper Thomson Road is at 232,232A Upper Thomson Road, Singapore 574363, in the Bishan planning area.
What is 232,232A Upper Thomson Road zoned as?⌄
232,232A Upper Thomson Road sits on land zoned commercial under the URA Master Plan.
What is the tenure of 232,232A Upper Thomson Road?⌄
232,232A Upper Thomson Road is freehold.
What have units at 232,232A Upper Thomson Road sold for?⌄
Across 2 recorded transactions, the median price is S$1,228 psf. The latest was in October 2010.
What is the nearest MRT station to 232,232A Upper Thomson Road?⌄
Upper Thomson MRT is the closest, 286 m away (about a 4-minute walk).
The facts are here — now get the verdict on 232,232a 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.