339 Upper Paya Lebar Road
339 Upper Paya Lebar Road is a commercial building in District 19 · Serangoon, on land zoned RESIDENTIAL 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 Apr 2008. ACRA records 0 live company registrations at this address.
What are the key facts about 339 Upper Paya Lebar Road?
- Asset class
- Commercial
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 3.0
- Tenure
- 999-year leasehold
- District / Area
- District 19 · Serangoon
- Address
- 339 Upper Paya Lebar Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- Suburban
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About 339 Upper Paya Lebar Road
339 Upper Paya Lebar Road is a mixed-use property in Serangoon (District 19). It is located along Upper Paya Lebar Road, Singapore 534953.
Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.
The site is 999-year leasehold, with about 937 years remaining on the lease.
1 transaction has been recorded here, at a median of S$1,140 psf. The most recent was in April 2008.
The nearest MRT is Bartley MRT, 338 m away (about a 5-minute walk). The closest bus stop (Bef How Sun Rd) is 48 m away (about a 1-minute walk).
What is 339 Upper Paya Lebar Road zoned as?
- Land-use zone
- RESIDENTIAL
- Gross plot ratio
- 3.0
What has 339 Upper Paya Lebar Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Apr 2008 | Shop House | S$1.35M | 1,184 sqft | $1,140 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 339 Upper Paya Lebar Road rent for?
Retail space on Upper Paya Lebar Road
Street level · 2021Q4S$ 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 339 Upper Paya Lebar Road
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m 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 339 Upper Paya Lebar Road?
- 27 Sept 2024RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 28 Sept 2022RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 27 Sept 2021RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 28 Sept 2020RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 16 Dec 2019RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 20 Sept 2017RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house at 339 upper paya lebar road (serangoon planning area)
- 22 Oct 2015RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house at 339 upper paya lebar road (serangoon planning area)
- 5 Sept 2014RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 18 Oct 2011RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 4 Oct 2010RenewedContinued use as eating house
Continued use of the 1st storey shop as eating house
- 12 Dec 2008ApprovedAdditions & alterations
Proposed additions and alterations to existing 2-storey terrace shopflat involving change of use from 1st storey existing shop (vacant) to eating house
- 4 Nov 2008ApprovedChange of use to eating house
Change of use of the 1st storey shop (vacant) to eating house
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$54.50 per unit).
How does Upper Paya Lebar Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 339 Upper Paya Lebar Road?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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.
What is near 339 Upper Paya Lebar Road?
Getting around
- Bartley MRT338 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.
Getting there and parking at 339 Upper Paya Lebar Road
nearest MRT/LRT Bartley (CC12) 334 m, about 19,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 12,000 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 46,000 residents within 1 km (June 2026); 0 other malls 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
- Bartley (CC12)334 m · about 19,000 weekday taps
- Serangoon (NE12 / CC13)928 m · about 119,000 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 339 Upper Paya Lebar Road. Transfers between lines don't tap, so interchanges read low.
Bus
10 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Upp Paya Lebar Rd Serv Ice Rd (URA)191 mS$0.60 per half-hour at midday on a weekday · 11 car lots
- Blk 221 Mount Vernon Road (HDB)412 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 266 car lots
- Blk 216 Bidadari Park Drive (HDB)484 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 207 car lots
HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.
Nearest URA season parking: Lim Tua Tow Area, 1.0 km away, S$80/month.
Public car parks only, by straight-line distance, with the operator's published rates. 339 Upper Paya Lebar Road's own car park, if it has one, and its charges are not in the open data.
How many companies are registered at 339 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 339 Upper Paya Lebar Road
Where is 339 Upper Paya Lebar Road?⌄
339 Upper Paya Lebar Road is at 339 Upper Paya Lebar Road, Singapore 534953, in the Serangoon planning area.
What is 339 Upper Paya Lebar Road zoned as?⌄
339 Upper Paya Lebar Road sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.
What is the tenure of 339 Upper Paya Lebar Road?⌄
339 Upper Paya Lebar Road is 999-year leasehold. About 937 years remain on the lease.
What have units at 339 Upper Paya Lebar Road sold for?⌄
Across 1 recorded transaction, the median price is S$1,140 psf. The latest was in April 2008.
What is the nearest MRT station to 339 Upper Paya Lebar Road?⌄
Bartley MRT is the closest, 338 m away (about a 5-minute walk).
The facts are here — now get the verdict on 339 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.