402 Upper Paya Lebar Road
402 Upper Paya Lebar Road is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 3 transactions are on record since 1995, most recently in Mar 2025. ACRA records 0 live company registrations at this address.
What are the key facts about 402 Upper Paya Lebar Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 3.0
- Tenure
- Freehold
- District / Area
- District 19 · Hougang
- Address
- 402 Upper Paya Lebar Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 1 (© OpenStreetMap contributors)
- Submarket
- Suburban
- Transactions on record
- 3 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About 402 Upper Paya Lebar Road
402 Upper Paya Lebar Road is a commercial property in Hougang (District 19). It is located along Upper Paya Lebar Road, Singapore 534988.
Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.
The site is freehold.
3 transactions have been recorded here, at a median of S$1,677 psf. The most recent was in March 2025.
The nearest MRT is Bartley MRT, 806 m away (about a 13-minute walk). The closest bus stop (Aft Paya Lebar Cres) is 80 m away (about a 1-minute walk).
What is 402 Upper Paya Lebar Road zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 3.0
What has 402 Upper Paya Lebar Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Mar 2025 | Shop House | S$4.32M | 1,676 sqft | $2,578 |
| Oct 2020 | Shop House | S$2.81M | 1,676 sqft | $1,677 |
| Sept 2009 | Shop House | S$1.16M | 1,676 sqft | $692 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 402 Upper Paya Lebar Road rent for?
Retail space on Upper Paya Lebar Road
Street level · 2021Q4S$ 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 402 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 402 Upper Paya Lebar Road?
- 28 Mar 2024ApprovedChange of use to commercial school
Proposed change of use of 1st storey premises to commercial school
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$54.50 per unit).
How does Upper Paya Lebar Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 402 Upper Paya Lebar Road?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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 402 Upper Paya Lebar Road?
Getting around
- Bartley MRT806 m · ~13 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 402 Upper Paya Lebar Road
nearest MRT/LRT Serangoon (NE12/CC13) 640 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 14,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 53,000 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
- Serangoon (NE12 / CC13)640 m · about 119,000 weekday taps
- Bartley (CC12)707 m · about 19,000 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 402 Upper Paya Lebar Road. Transfers between lines don't tap, so interchanges read low.
Bus
8 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 159A Hougang Street 11 (HDB)233 mS$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 270 car lots
- Blk 154-157 Hougang Street 11 (HDB)306 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 116 car lots
- Upp Paya Lebar Rd Serv Ice Rd (URA)332 mS$0.60 per half-hour at midday on a weekday · 11 car lots
- Blk 421/427 Serangoon Central/Avenue 1 (HDB)451 mS$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 380 car lots
- Blk 2A Lorong Lew Lian (HDB)476 mS$0.60 per half-hour at midday on a weekday · gantry 2 m · 333 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, 532 m away, S$80/month.
Public car parks only, by straight-line distance, with the operator's published rates. 402 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 402 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 402 Upper Paya Lebar Road
Where is 402 Upper Paya Lebar Road?⌄
402 Upper Paya Lebar Road is at 402 Upper Paya Lebar Road, Singapore 534988, in the Hougang planning area.
What is 402 Upper Paya Lebar Road zoned as?⌄
402 Upper Paya Lebar Road sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.
What is the tenure of 402 Upper Paya Lebar Road?⌄
402 Upper Paya Lebar Road is freehold.
What have units at 402 Upper Paya Lebar Road sold for?⌄
Across 3 recorded transactions, the median price is S$1,677 psf. The latest was in March 2025.
What is the nearest MRT station to 402 Upper Paya Lebar Road?⌄
Bartley MRT is the closest, 806 m away (about a 13-minute walk).
The facts are here — now get the verdict on 402 Upper Paya Lebar Road.
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