CommercialCIVIC & COMMUNITY INSTITUTIONLeaseholdDistrict 13 · Toa Payoh

45,45a Macpherson Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2019

Quick Summary

45,45a Macpherson Road is a commercial building in District 13 · Toa Payoh, on land zoned CIVIC & COMMUNITY INSTITUTION under the URA Master Plan. It is leasehold with roughly 56 years remaining. 1 transaction is on record since 1995, most recently in Jan 2019. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 45,45a Macpherson Road.

Ask PropKaki

What are the key facts about 45,45a Macpherson Road?

Key takeaway45,45a Macpherson Road is a commercial building in District 13 · Toa Payoh, zoned CIVIC & COMMUNITY INSTITUTION, held leasehold.

Asset class: Commercial
Land-use zone: CIVIC & COMMUNITY INSTITUTION
Gross plot ratio: Subject to Evaluation
Tenure: Leasehold
District / Area: District 13 · Toa Payoh
Address: 45,45a Macpherson Road
Land area: —
Completed: Not on record
Storeys: 2 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 3

About 45,45a Macpherson Road

45,45A Macpherson Road is a commercial property in Toa Payoh (District 13). It is located along Macpherson Road, Singapore 348469.

Under the URA Master Plan it sits on land zoned civic & community institution.

The site is leasehold, with about 56 years remaining on the lease.

1 transaction has been recorded here, at a median of S$1,062 psf. The most recent was in January 2019.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Potong Pasir MRT, 333 m away (about a 5-minute walk). The closest bus stop (Aft Tai Thong Cres) is 24 m away (about a 0-minute walk). The Poiz Centre is 393 m away (about a 6-minute walk).

What is 45,45a Macpherson Road zoned as?

Key takeaway45,45a Macpherson Road sits on land zoned CIVIC & COMMUNITY INSTITUTION.

Land-use zone: CIVIC & COMMUNITY INSTITUTION
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has 45,45a Macpherson Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jan 2019 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jan 2019	Office	S$11.00M	10,360 sqft	$1,062

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 45,45a Macpherson Road rent for?

Key takeawayNo rent is published for 45,45a Macpherson Road itself. On its street, Macpherson Road, retail space rented at a median of $4.26 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Macpherson Road

Street level · 2026Q3

25th pct

—

— psm

Median

$4.26

$45.86 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -4.8% on a year earlier

2023Q4 · $55.13 psm2026Q3 · $45.86 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).

Retail space — District 13 retail

Region band · 2026Q3

25th pct

$9.61

$103.41 psm

Median

$10.25

$110.37 psm

75th pct

$13.31

$143.25 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 13 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 45,45a Macpherson Road

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

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 45,45a Macpherson Road?

Key takeawayURA's planning decisions at 45,45a Macpherson Road since 2000 are below. 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.

4 Jan 2023Approved
Additions & alterations
Proposed amendment to additions & alterations to existing 2-storey building for a 2-storey civic and community building with attic and basement carpark
7 Nov 2021Approved
Additions & alterations
Proposed additions & alterations to existing 2-storey building for a 2-storey civic and community building with attic and basement carpark on lot 06576t mk24, 45 and 45a macpherson road (toa payoh planning area)

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 Macpherson 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 45,45a Macpherson 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 13 retail

Gross yield (area)

7.9%

7.1% net of property tax

Rent side (median of bands)

$110.37 psm/mo

2026Q3

Price side (strata, 5y)

$1,558 psf

18 sales

An INDICATIVE AREA yield for District 13 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 13 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$85.88	$95.78	$103.50
B1 & Below · 30 & Below	$291.67	$294.44	$345.30
B1 & Below · >30 - 100	$48.39	$50.91	$73.81
Level 1 · >30 - 100	$120.93	$124.95	$183.00

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 45,45a Macpherson Road?

Key takeawayThe nearest MRT/LRT is Potong Pasir MRT, about 333 m away.

Getting around

Potong Pasir MRT333 m · ~5 min

Amenities nearby

Aft Tai Thong Cres · 24 mSATA Commhealth Medical Centre - Potong Pasir · 55 mPotong Pasir MRT Exit B · 298 mSiang Kuang Ave Interim Pk · 331 mEducational Institution · 389 mThe Poiz Centre · 393 mPlace Of Worship · 421 mKolam Ayer Community Club · 513 mBlk 69 Geylang Bahru · 801 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 45,45a Macpherson Road

Key takeawayThe nearest station is Potong Pasir (NE10), 297 m away — a moderately busy station, with about 35,000 taps in and out on an average weekday. 14 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 23% of office buildings

nearest MRT/LRT Potong Pasir (NE10) 297 m, about 35,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 12, about 32,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 48,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Potong Pasir (NE10)297 m · about 35,000 weekday taps
Geylang Bahru (DT24)801 m · about 12,000 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 45,45a Macpherson Road. Transfers between lines don't tap, so interchanges read low.

Bus

12 bus stops within 400 m, with about 32,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Tai Thong Crescent (URA)60 m
S$0.60 per half-hour at midday on a weekday · 12 car lots
Siak Kew Ave (URA)123 m
S$0.60 per half-hour at midday on a weekday · 4 car lots
Sennett Estate (URA)151 m
season S$80/month
Puay Hee Ave (URA)195 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Siang Kuang Ave (URA)211 m
S$0.60 per half-hour at midday on a weekday · 12 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 45,45a Macpherson Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 45,45a Macpherson Road?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 45,45a Macpherson Road as their registered address. These are registered businesses, not who occupies the space.

Education
3
Transportation and storage
0
Administrative and support 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 45,45a Macpherson Road

Where is 45,45A Macpherson Road?⌄

45,45A Macpherson Road is at 45,45A Macpherson Road, Singapore 348469, in the Toa Payoh planning area.

What is 45,45A Macpherson Road zoned as?⌄

45,45A Macpherson Road sits on land zoned civic & community institution under the URA Master Plan.

What is the tenure of 45,45A Macpherson Road?⌄

45,45A Macpherson Road is leasehold. About 56 years remain on the lease.

What have units at 45,45A Macpherson Road sold for?⌄

Across 1 recorded transaction, the median price is S$1,062 psf. The latest was in January 2019.

What is the nearest MRT station to 45,45A Macpherson Road?⌄

Potong Pasir MRT is the closest, 333 m away (about a 5-minute walk).

How many businesses are registered at 45,45A Macpherson Road?⌄

3 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.

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.

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 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.