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
- —
- 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 | $692 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Paya Lebar Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 402 Upper Paya Lebar Road?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $63.18 | $70.59 | $323.45 |
| Level 2 & 3 · 30 & Below | $44.44 | $66.00 | $73.08 |
| Level 1 · 30 & Below | $65.69 | $92.24 | $377.30 |
| Level 2 & 3 · >30 - 100 | $147.73 | $234.51 | $281.12 |
| Level 1 · >30 - 100 | $107.69 | $250.70 | $306.57 |
| B1 & Below · >30 - 100 | $257.47 | $297.67 | $372.67 |
| Level 2 & 3 · >100 - 300 | $109.91 | $140.32 | $169.42 |
| Level 1 · >100 - 300 | $183.40 | $220.71 | $251.55 |
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.
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.
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.