CommercialRESIDENTIALFreeholdDistrict 19 · Serangoon

359 Upper Paya Lebar Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2023

Quick Summary

359 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 freehold. 1 transaction is on record since 1995, most recently in Aug 2023. ACRA records 2 live company registrations at this address.

The facts are here — now get the verdict on 359 Upper Paya Lebar Road.

Ask PropKaki

What are the key facts about 359 Upper Paya Lebar Road?

Key takeaway359 Upper Paya Lebar Road is a commercial building in District 19 · Serangoon, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 19 · Serangoon
Address: 359 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: 2

About 359 Upper Paya Lebar Road

359 Upper Paya Lebar Road is a mixed-use property in Serangoon (District 19). It is located along Upper Paya Lebar Road, Singapore 534961.

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

The site is freehold.

1 transaction has been recorded here, at a median of S$1,804 psf. The most recent was in August 2023.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Bartley MRT, 547 m away (about a 8-minute walk). The closest bus stop (Opp Bethany Presby Ch) is 107 m away (about a 2-minute walk).

What is 359 Upper Paya Lebar Road zoned as?

Key takeaway359 Upper Paya Lebar Road sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 359 Upper Paya Lebar Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Aug 2023 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2023	Shop House	S$3.30M	1,829 sqft	$1,804

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 359 Upper Paya Lebar Road rent for?

Key takeawayNo rent is published for 359 Upper Paya Lebar Road itself. On its street, Upper Paya Lebar Road, retail space rented at a median of $4.16 psf a month in 2021Q4. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Paya Lebar Road

Street level · 2021Q4

25th pct

—

— psm

Median

$4.16

$44.81 psm

75th pct

—

— psm

S$ 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 · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 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 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 359 Upper Paya Lebar Road

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

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m 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.

What's been approved at 359 Upper Paya Lebar Road?

Key takeawayURA has approved 1 change of use at 359 Upper Paya Lebar Road since 2000, most recently in 2024. 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.

15 Aug 2024Approved
Change of use to shop
Proposed change of use of part of the 1st storey premises to shop
4 Apr 2014Approved
Additions & alterations
Extension of written permission for the approved addition/alteration to the existing 2-storey flat
10 Apr 2012Approved
Additions & alterations
Proposed additions & alterations to the existing 2-storey flat at 359 upper paya lebar road
11 Aug 2011Refused
Additions & alterations
Proposed additions & alterations to existing 2-storey flat on lot 01316m mk 24 at 359 upper paya lebar road
23 Jun 2010Refused
Additions & alterations
Proposed additions & alterations of existing 2 storey shophouse building with 1st storey shop & 2nd storey residential on lot 01316m mk24 at 359 upper paya lebar road (serangoon planning area)
20 Oct 2009Renewed
Continued use as shop
Continued use of the 1st storey flat as shop (selling antiques and furnitures) -no 359

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?

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 359 Upper Paya Lebar 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 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

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 359 Upper Paya Lebar Road?

Key takeawayThe nearest MRT/LRT is Bartley MRT, about 547 m away — and 1 competing retail premises operate nearby.

Getting around

Bartley MRT547 m · ~9 min

Amenities nearby

Place Of Worship · 97 mOpp Bethany Presby Ch · 107 mLorong Ong Lye Park · 165 mKensington Square Medical Clinic And Surgery · 342 mEducational Institution · 385 mBartley MRT Exit B · 457 mHotel · 744 mBusiness Park · 985 m

Competing premises nearby

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

Nex · 948 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 359 Upper Paya Lebar Road

Key takeawayThe nearest station is Bartley (CC12), 457 m away — a moderately busy station, with about 19,000 taps in and out on an average weekday. 3 public car parks are within 500 m.

Foot traffic: busier than 27% of retail buildings

nearest MRT/LRT Bartley (CC12) 457 m, about 19,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 6, about 4,478 taps a weekday; Serangoon: 38,451 resident workers (Census 2020, by workplace); about 51,000 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

Bartley (CC12)457 m · about 19,000 weekday taps
Serangoon (NE12 / CC13)703 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 359 Upper Paya Lebar Road. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 4,478 boardings and alightings on an average weekday.

Public car parks within 500 m

Upp Paya Lebar Rd Serv Ice Rd (URA)76 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Blk 421/427 Serangoon Central/Avenue 1 (HDB)446 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 380 car lots
Blk 159A Hougang Street 11 (HDB)488 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 270 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.

Nearest URA season parking: Lim Tua Tow Area, 754 m away, S$80/month.

Public car parks only, by straight-line distance, with the operator's published rates. 359 Upper Paya Lebar Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 359 Upper Paya Lebar Road?

Key takeaway2 live companies (and LLPs and branches; sole proprietors are not counted) list 359 Upper Paya Lebar Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
2
Construction
0
Information and communications
0
Health and social services
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 359 Upper Paya Lebar Road

Where is 359 Upper Paya Lebar Road?⌄

359 Upper Paya Lebar Road is at 359 Upper Paya Lebar Road, Singapore 534961, in the Serangoon planning area.

What is 359 Upper Paya Lebar Road zoned as?⌄

359 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 359 Upper Paya Lebar Road?⌄

359 Upper Paya Lebar Road is freehold.

What have units at 359 Upper Paya Lebar Road sold for?⌄

Across 1 recorded transaction, the median price is S$1,804 psf. The latest was in August 2023.

What is the nearest MRT station to 359 Upper Paya Lebar Road?⌄

Bartley MRT is the closest, 547 m away (about a 8-minute walk).

How many businesses are registered at 359 Upper Paya Lebar 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.

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 — 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.