CommercialCOMMERCIAL & RESIDENTIALConservationFreeholdDistrict 12 · Novena

271 Balestier Road

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2007

Quick Summary

271 Balestier Road is a commercial building in District 12 · Novena, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 1 transaction is on record since 1995, most recently in May 2007. 1 unit is currently listed for sale. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 271 Balestier Road.

Ask PropKaki

What are the key facts about 271 Balestier Road?

Key takeaway271 Balestier Road is a commercial building in District 12 · Novena, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 12 · Novena
Address: 271 Balestier Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Listed as: Shop / Shophouse
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 1

About 271 Balestier Road

271 Balestier Road is a commercial property in Novena (District 12). It is located along Balestier Road, Singapore 329722.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold.

1 transaction has been recorded here, at a median of S$985 psf. The most recent was in May 2007.

1 business is currently registered at this address with ACRA.

The nearest MRT is Novena MRT, 999 m away (about a 16-minute walk). The closest bus stop (Opp Balestier Pt) is 72 m away (about a 1-minute walk).

What is 271 Balestier Road zoned as?

Key takeaway271 Balestier Road sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Conservation area: Balestier
Conserved building: Yes

Run the full zoning report for this building →

What has 271 Balestier Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2007 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2007	Shop House	S$3.88M	3,939 sqft	$985

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 271 Balestier Road rent for?

Key takeawayNo rent is published for 271 Balestier Road itself. On its street, Balestier Road, retail space rented at a median of $5.76 psf a month in 2026Q3, with the middle half of leases between $5.00 and $7.48. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Balestier Road

Street level · 2026Q3

25th pct

$5.00

$53.83 psm

Median

$5.76

$61.96 psm

75th pct

$7.48

$80.47 psm

S$ per sq ft per month · median -36.4% on a year earlier

2023Q4 · $68.99 psm2026Q3 · $61.96 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 Balestier Road

Street level · 2026Q3

25th pct

$4.86

$52.33 psm

Median

$4.98

$53.57 psm

75th pct

$5.81

$62.49 psm

S$ per sq ft per month · median +11% on a year earlier

2023Q4 · $46.50 psm2026Q3 · $53.57 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 12 retail

Region band · 2026Q3

25th pct

$5.52

$59.42 psm

Median

$6.71

$72.22 psm

75th pct

$8.97

$96.57 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 12 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 271 Balestier 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 fast units move at 271 Balestier Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for sale.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 271 Balestier Road?

Key takeawayURA has approved 2 changes of use at 271 Balestier Road since 2000, most recently in 2024, and refused 4. 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.

F&B and nightlife here

URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

1 Apr 2024ApprovedFloors 1, 2
Change of use to veterinary clinic and #02-xx as ancillary office to support veterinary clinic
Proposed change of use of #01-XX, #02-XX to veterinary clinic and #02-XX as ancillary office to support veterinary clinic
20 Sept 2023RefusedFloors 1, 2
Change of use to students' hostel
Proposed change of use of part 1st, 2nd storey and attic (units #01-XX #02-XX & #02-XX) to the existing 2-storey shophouses and attic to students' hostel on lot 01007p ts 29 at 271 balestier road (novena planning area)
18 Nov 2022RefusedFloor 1
Change of use to restaurant
Proposed change of use of shop unit #01-XX to restaurant
18 Nov 2022Refused
Change of use: residential flats → serviced apartment
Proposed change of use of 6-storey rear extension from residential flats to serviced apartment
27 May 2022RefusedFloors 1, 2
Change of use to karaoke lounge
Proposed change of use of units #01-XX, #02-XX & #02-XX to the existing 2-storey shophouses and attic to karaoke lounge
28 Apr 2021ApprovedFloor 1
Change of use to betting outlet
Proposed change of use of part of shop unit #01-XX to betting outlet - victory point
4 Jan 2018Refused
Additions & alterations
Proposed outline application for conversion and addition & alteration to the existing 2 conservation units of 2-storey shophouses including a 6-storey rear extension for hotel usage
21 Oct 2009Approved
Additions & alterations
Prop conservation and a/a to the extg 2 units of 2-sty shophouses with shops on 1st & 2nd sty, office on the new attic and erection of a 6-storey rear extension for resi flats (total: 9 units) with open roof terrace

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 Balestier Road price?

Key takeawayAcross 45 strata sales on Balestier Road in the last 5 years, the median is $2,070 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,070

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

What do commercial rents run near 271 Balestier 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 12 retail

Gross yield (area)

2.9%

2.6% net of property tax

Rent side (median of bands)

$72.22 psm/mo

2026Q3

Price side (strata, 5y)

$2,767 psf

54 sales

An INDICATIVE AREA yield for District 12 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 12 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$52.08	$72.22	$91.29
Level 2 & 3 · 30 & Below	$101.58	$129.23	$143.22
Level 2 & 3 · >30 - 100	$59.42	$63.94	$96.57
Level 1 · >30 - 100	$74.07	$96.87	$116.31
Level 1 · >100 - 300	$48.14	$55.10	$60.66

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 271 Balestier Road right now?

Key takeaway1 unit is currently listed at 271 Balestier Road. One row per unit; several agents often market the same unit.

For sale (1)

Victory PointS$2.00M · 635 sqft

Browse every listing at this building →

What is near 271 Balestier Road?

Key takeawayThe nearest MRT/LRT is Novena MRT, about 999 m away — and 3 competing retail premisess operate nearby.

Getting around

Novena MRT999 m · ~16 min

Amenities nearby

Hotel · 17 mChua Clinic · 47 mPlace Of Worship · 55 mOpp Balestier Pt · 72 mEducational Institution · 378 mWhampoa Community Club · 580 mTan Tock Seng Hospital · 601 mNovena MRT Exit A · 924 mKallang Polyclinic · 929 m

Competing premises nearby

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

Semper Fidelis Fine Foods Private Limited · 75 mBlks 91/92 Whampoa Drive # · 198 mSquare 2 · 956 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 271 Balestier Road

Key takeawayThe nearest station is Novena (NS20), 924 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. 20 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 26% of retail buildings

nearest MRT/LRT Novena (NS20) 924 m, about 85,000 taps a weekday; bus stops within 400 m: 7, about 19,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 54,000 residents within 1 km (June 2026); 1 other mall 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

Novena (NS20)924 m · about 85,000 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 271 Balestier Road. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Balestier Rd (URA)110 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Blk 92 Whampoa Drive (HDB)125 m
S$0.60 per half-hour at midday on a weekday · 131 car lots
Kim Keat Close (URA)164 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 22 car lots
Blk 104 Whampoa Drive (HDB)197 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 79 car lots
Blk 90 Whampoa Drive (HDB)223 m
S$0.60 per half-hour at midday on a weekday · 59 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Public car parks only, by straight-line distance, with the operator's published rates. 271 Balestier Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 271 Balestier Road?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 271 Balestier Road as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about 271 Balestier Road

Where is 271 Balestier Road?⌄

271 Balestier Road is at 271 Balestier Road, Singapore 329722, in the Novena planning area.

What is 271 Balestier Road zoned as?⌄

271 Balestier Road sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 271 Balestier Road?⌄

271 Balestier Road is freehold.

Is 271 Balestier Road a conserved property?⌄

Yes. 271 Balestier Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 271 Balestier Road sold for?⌄

Across 1 recorded transaction, the median price is S$985 psf. The latest was in May 2007.

What is the nearest MRT station to 271 Balestier Road?⌄

Novena MRT is the closest, 999 m away (about a 16-minute walk).

How many businesses are registered at 271 Balestier Road?⌄

1 business is 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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline, not a decision on any unit.

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 PropKaki's submarket map, URA planning decisions, URA circular DC23-08 (2 Oct 2023), 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.