CommercialRESIDENTIALDistrict 12 · Novena

80 Lorong Limau

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

80 Lorong Limau is a commercial building in District 12 · Novena, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 80 Lorong Limau.

Ask PropKaki

What are the key facts about 80 Lorong Limau?

Key takeaway80 Lorong Limau is a commercial building in District 12 · Novena, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 12 · Novena
Address: —
Land area: 19,155 sqm
Completed: 1990 (HDB Property Information)
Storeys: 4 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 1

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About 80 Lorong Limau

80 Lorong Limau is a building in Novena (District 12). It is located along Lorong Limau, Singapore 320080.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.

It occupies roughly 19,155 sqm of land with about 57,464 sqm of gross floor area.

1 business is currently registered at this address with ACRA.

The nearest MRT is Boon Keng MRT, 822 m away (about a 13-minute walk). The closest bus stop (Blk 82) is 80 m away (about a 1-minute walk). Square 2 is 1.3 km away.

What is 80 Lorong Limau zoned as?

Key takeaway80 Lorong Limau sits on land zoned RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What does space at 80 Lorong Limau rent for?

Key takeawayNo street- or building-level rent is published here. Across District 12 retail, retail space rented at a median of $6.71 psf a month in 2026Q3, with the middle half of leases between $5.52 and $8.97. That is not this building's own rent, and never a quote for a particular unit.

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 80 Lorong Limau

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.

What's been approved at 80 Lorong Limau?

Key takeawayURA has approved 2 changes of use at 80 Lorong Limau since 2000, most recently in 2008. 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.

3 Nov 2011RenewedFloor 1
Continued use as off course betting outlet
Continued use of 2nd storey of office unit #01-XX as off course betting outlet
28 Mar 2011Renewed
Continued use as supermarket
Continued use of 1st storey as supermarket
10 Nov 2008Approved
Additions & alterations
Proposed erection of circular staircase at block 80 lorong limau
3 Nov 2008Approved
Change of use: office → off course betting outlet
Proposed change of use of part of 2nd storey from office to off course betting outlet
1 Sept 2008Approved
Additions & alterations
Amendment to approved additions & alterations to existing 1st and 2nd storey and change of use of at 1st storey to supermarket
21 May 2008Approved
Additions & alterations
Proposed additions & alterations to existing 1st and 2nd storey and change of use to supermarket at block 80 lorong limau
23 Jan 2001ApprovedFloor 2
Change of use to commercial school
Proposed change of use of the area office premises #02-XX to commercial school (tuition centre)

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).

What do commercial rents run near 80 Lorong Limau?

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 near 80 Lorong Limau?

Key takeawayThe nearest MRT/LRT is Boon Keng MRT, about 822 m away.

Getting around

Boon Keng MRT822 m · ~13 min

Amenities nearby

NTUC Fairprice Co-operative Ltd · 0 mHeartland Health (Whampoa) · 54 mBlk 82 · 80 mBlk 90 Whampoa Drive # · 111 mWhampoa Community Club · 208 mEducational Institution · 238 mPlace Of Worship · 254 mHotel · 342 mBoon Keng MRT Exit A · 767 mKallang Polyclinic · 852 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 80 Lorong Limau

Key takeawayThe nearest station is Boon Keng (NE9), 768 m away — a busy station, with about 51,000 taps in and out on an average weekday. 19 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 27% of retail buildings

nearest MRT/LRT Boon Keng (NE9) 768 m, about 51,000 taps a weekday; bus stops within 400 m: 8, about 18,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 65,000 residents within 1 km (June 2026); 0 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

Boon Keng (NE9)768 m · about 51,000 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 80 Lorong Limau. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 18,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 81/89 Whampoa Drive (HDB)36 m
S$0.60 per half-hour at midday on a weekday · 321 car lots
Blk 78A Lorong Limau (HDB)70 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 355 car lots
Blk 85A Whampoa Drive (HDB)126 m
S$0.60 per half-hour at midday on a weekday · gantry 2.1 m · 168 car lots
Blk 90 Whampoa Drive (HDB)156 m
S$0.60 per half-hour at midday on a weekday · 59 car lots
Blk 76/77 Lorong Limau (HDB)195 m
S$0.60 per half-hour at midday on a weekday · gantry 3 m · 127 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). 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. 80 Lorong Limau's own car park, if it has one, and its charges are not in the open data.

Who's registered at 80 Lorong Limau?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 80 Lorong Limau as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Education
1
Health and social 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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 80 Lorong Limau

Where is 80 Lorong Limau?⌄

80 Lorong Limau is at Lorong Limau, Singapore 320080, in the Novena planning area.

What is 80 Lorong Limau zoned as?⌄

80 Lorong Limau sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at 80 Lorong Limau?⌄

No caveats have been lodged for 80 Lorong Limau in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to 80 Lorong Limau?⌄

Boon Keng MRT is the closest, 822 m away (about a 13-minute walk).

How many businesses are registered at 80 Lorong Limau?⌄

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.

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Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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.

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%).

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 HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 10 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.