CommercialCOMMERCIAL & RESIDENTIALConservationDistrict 12 · Novena

431,431a Balestier Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2000

Quick Summary

431,431a Balestier Road is a commercial building in District 12 · Novena, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. 1 transaction is on record since 1995, most recently in Jan 2000. 1 unit is currently listed for rent. ACRA records 5 live company registrations at this address.

The facts are here — now get the verdict on 431,431a Balestier Road.

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What are the key facts about 431,431a Balestier Road?

Key takeaway431,431a Balestier Road is a commercial building in District 12 · Novena, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 12 · Novena
Address: 431,431a Balestier Road
Land area: —
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: 1
ACRA registrations: 5

About 431,431a Balestier Road

431,431A Balestier Road is a commercial property in Novena (District 12). It is located along Balestier Road, Singapore 329812.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

1 transaction has been recorded here, at a median of S$760 psf. The most recent was in January 2000.

5 businesses are currently registered at this address with ACRA.

The nearest MRT is Toa Payoh MRT, 766 m away (about a 12-minute walk). The closest bus stop (Opp Public Mansion) is 34 m away (about a 0-minute walk).

What is 431,431a Balestier Road zoned as?

Key takeaway431,431a Balestier Road sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Conservation area: Balestier
Conserved building: Yes

Run the full zoning report for this building →

What has 431,431a Balestier Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jan 2000 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2000	Shop House	S$950k	1,251 sqft	$760

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 431,431a Balestier Road rent for?

Key takeawayNo rent is published for 431,431a Balestier Road itself. On its street, Balestier Road, retail space rented at a median of $5.76 psf a month in 2026Q3, with the middle half of leases between $5.00 and $7.48. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Balestier Road

Street level · 2026Q3

25th pct

$5.00

$53.83 psm

Median

$5.76

$61.96 psm

75th pct

$7.48

$80.47 psm

S$ per sq ft per month · median -36.4% on a year earlier

2023Q4 · $68.99 psm2026Q3 · $61.96 psm median

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).

Office space on Balestier Road

Street level · 2026Q3

25th pct

$4.86

$52.33 psm

Median

$4.98

$53.57 psm

75th pct

$5.81

$62.49 psm

S$ per sq ft per month · median +11% on a year earlier

2023Q4 · $46.50 psm2026Q3 · $53.57 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space — District 12 retail

Region band · 2026Q3

25th pct

$5.52

$59.42 psm

Median

$6.71

$72.22 psm

75th pct

$8.97

$96.57 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 12 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 431,431a Balestier Road

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

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m 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.

How fast units move at 431,431a Balestier Road

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at 431,431a Balestier Road?

Key takeawayURA has approved 2 changes of use at 431,431a Balestier Road since 2000, most recently in 2024, and refused 4. 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.

F&B and nightlife here

URA does not approve new eating houses (restaurants, coffee shops, cafes) here; an existing one's permission may be renewed.

Per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline for the area, not a decision on any unit; it applies to new eating houses and bars, not to one already approved.

17 May 2024Approved
Change of use to minimart
Change of use of 1st storey to minimart
18 Aug 2023Approved
Change of use: shop → gym/fitness centre
Proposed change of use of 1st storey premises from shop to gym/fitness centre
1 Mar 2017Refused
Change of use to bar
Proposed change of use of 1st storey premises to bar at 431 balestier road and 2nd storey premises to karaoke lounge at 429 and 431 balestier road (novena planning area)
19 Jan 2016Refused
Change of use to restaurant
Proposed change of use of 1st storey premises to restaurant on lot 00137w ts29 at 431 balestier road (novena planning area)
19 Jan 2016Refused
Change of use to karaoke lounge
Proposed change of use of 2nd storey premises to karaoke lounge on lots 00136m and 00137w ts29 at 429 and 431 balestier road (novena planning area)
6 Jul 2015Refused
Change of use: residential flat → office
Proposed change of use from residential flat to office at 3rd and 4th storeys on lots 00136m and 00137w ts 29 at 429 and 431 balestier road (novena planning area)
9 Jan 2004Approved
Additions & alterations
Proposed a/a to the existing 2-sty shophouses comprising converison of pt 2nd sty to showroom (retail) & prop erection of 4-sty rear extn for residential use
7 Mar 2003Approved
Additions & alterations
Regularisation of unauthorised a&a works to the existing 2-storey shophouses on lots 136, 137 ts 29 at 429, 431 balestier road (novena planning area)
13 Jun 2001Refused
Additions & alterations
Proposed additions and alterations to the existing 2 units of 2-storey shophouses and change of use from coffeeshop to shop at 1st-storey of unit 429 & from residential to shop at 2nd-storey of units 429 & 431

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 Balestier Road price?

Key takeawayAcross 45 strata sales on Balestier Road in the last 5 years, the median is $2,070 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,070

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near 431,431a Balestier 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 12 retail

Gross yield (area)

2.9%

2.6% net of property tax

Rent side (median of bands)

$72.22 psm/mo

2026Q3

Price side (strata, 5y)

$2,767 psf

54 sales

An INDICATIVE AREA yield for District 12 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 12 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$52.08	$72.22	$91.29
Level 2 & 3 · 30 & Below	$101.58	$129.23	$143.22
Level 2 & 3 · >30 - 100	$59.42	$63.94	$96.57
Level 1 · >30 - 100	$74.07	$96.87	$116.31
Level 1 · >100 - 300	$48.14	$55.10	$60.66

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 available at 431,431a Balestier Road right now?

Key takeaway1 unit is currently listed at 431,431a Balestier Road. One row per unit; several agents often market the same unit.

For rent (1)

431A Balestier Road, 329812S$5k/mo · 1,200 sqft

Browse every listing at this building →

What is near 431,431a Balestier Road?

Key takeawayThe nearest MRT/LRT is Toa Payoh MRT, about 766 m away — and 3 competing retail premisess operate nearby.

Getting around

Toa Payoh MRT766 m · ~12 min

Amenities nearby

Opp Public Mansion · 34 mCarelink Family Clinic · 63 mPlace Of Worship · 66 mHotel · 90 mEducational Institution · 346 mRen Ci Community Hospital · 447 mNovena MRT Exit A · 713 mWhampoa Community Club · 951 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 264 mBlks 91/92 Whampoa Drive # · 654 mSquare 2 · 762 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 431,431a Balestier Road

Key takeawayThe nearest station is Novena (NS20), 713 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. 14 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 42% of retail buildings

nearest MRT/LRT Novena (NS20) 713 m, about 85,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 17,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 55,000 residents within 1 km (June 2026); 2 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

Novena (NS20)713 m · about 85,000 weekday taps
Toa Payoh (NS19)731 m · about 76,000 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 431,431a Balestier Road. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Minbu Rd Off St (URA)75 m
S$0.60 per half-hour at midday on a weekday · 111 car lots
Boon Teck Rd (URA)100 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Prome Rd (URA)107 m
S$0.60 per half-hour at midday on a weekday · 2 car lots
Jln Rama Rama (URA)134 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Bhamo Rd (URA)166 m
S$0.60 per half-hour at midday on a weekday · 9 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 431,431a Balestier Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 431,431a Balestier Road?

Key takeaway5 live companies (and LLPs and branches; sole proprietors are not counted) list 431,431a Balestier Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
3
Manufacturing
1
Real estate
1
Education
0
Other 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 431,431a Balestier Road

Where is 431,431A Balestier Road?⌄

431,431A Balestier Road is at 431,431A Balestier Road, Singapore 329812, in the Novena planning area.

What is 431,431A Balestier Road zoned as?⌄

431,431A Balestier Road sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

Is 431,431A Balestier Road a conserved property?⌄

Yes. 431,431A Balestier Road falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at 431,431A Balestier Road sold for?⌄

Across 1 recorded transaction, the median price is S$760 psf. The latest was in January 2000.

What is the nearest MRT station to 431,431A Balestier Road?⌄

Toa Payoh MRT is the closest, 766 m away (about a 12-minute walk).

How many businesses are registered at 431,431A Balestier Road?⌄

5 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.

F&B / nightlife: per URA circular DC23-08, Appendix A (2 Oct 2023: no new eating houses in shophouses on listed stretches). A planning guideline, not a decision on any unit.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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 circular DC23-08 (2 Oct 2023), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.