416 Upper Paya Lebar Road
416 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. 2 transactions are on record since 1995, most recently in Mar 2010. ACRA records 1 live company registration at this address.
What are the key facts about 416 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
- 416 Upper Paya Lebar Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 1 (© OpenStreetMap contributors)
- Submarket
- Suburban
- Transactions on record
- 2 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About 416 Upper Paya Lebar Road
416 Upper Paya Lebar Road is a commercial property in Hougang (District 19). It is located along Upper Paya Lebar Road, Singapore 534995.
Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.
The site is freehold.
2 transactions have been recorded here, at a median of S$482 psf. The most recent was in March 2010.
1 business is currently registered at this address with ACRA.
The nearest MRT is Serangoon MRT, 796 m away (about a 12-minute walk). The closest bus stop (Aft Paya Lebar Cres) is 123 m away (about a 2-minute walk).
What is 416 Upper Paya Lebar Road zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 3.0
What has 416 Upper Paya Lebar Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Mar 2010 | Shop House | S$1.00M | 2,331 sqft | $429 |
| Jun 2008 | Shop House | S$1.25M | 2,331 sqft | $536 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 416 Upper Paya Lebar Road rent for?
Retail space on Upper Paya Lebar Road
Street level · 2021Q4S$ 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 416 Upper Paya Lebar Road
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
How does Upper Paya Lebar Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 416 Upper Paya Lebar Road?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ 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 416 Upper Paya Lebar Road?
Getting around
- Serangoon MRT796 m · ~12 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 416 Upper Paya Lebar Road
nearest MRT/LRT Serangoon (NE12/CC13) 622 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 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
- Serangoon (NE12 / CC13)622 m · about 119,000 weekday taps
- Bartley (CC12)743 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 416 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)190 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)270 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)374 mS$0.60 per half-hour at midday on a weekday · 11 car lots
- Blk 421/427 Serangoon Central/Avenue 1 (HDB)449 mS$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 380 car lots
- Blk 2A Lorong Lew Lian (HDB)458 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.
Public car parks only, by straight-line distance, with the operator's published rates. 416 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 416 Upper Paya Lebar Road?
- Accommodation and food services1
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 416 Upper Paya Lebar Road
Where is 416 Upper Paya Lebar Road?⌄
416 Upper Paya Lebar Road is at 416 Upper Paya Lebar Road, Singapore 534995, in the Hougang planning area.
What is 416 Upper Paya Lebar Road zoned as?⌄
416 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 416 Upper Paya Lebar Road?⌄
416 Upper Paya Lebar Road is freehold.
What have units at 416 Upper Paya Lebar Road sold for?⌄
Across 2 recorded transactions, the median price is S$482 psf. The latest was in March 2010.
What is the nearest MRT station to 416 Upper Paya Lebar Road?⌄
Serangoon MRT is the closest, 796 m away (about a 12-minute walk).
How many businesses are registered at 416 Upper Paya Lebar 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.
The facts are here — now get the verdict on 416 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.