CommercialRESIDENTIALDistrict 12 · Toa Payoh

85 Lorong 4 Toa Payoh

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

85 Lorong 4 Toa Payoh is a commercial building in District 12 · Toa Payoh, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. 4 units are currently listed for rent. ACRA records 10 live company registrations at this address.

The facts are here — now get the verdict on 85 Lorong 4 Toa Payoh.

Ask PropKaki

What are the key facts about 85 Lorong 4 Toa Payoh?

Key takeaway85 Lorong 4 Toa Payoh is a commercial building in District 12 · Toa Payoh, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 12 · Toa Payoh
Address: —
Land area: 6,729 sqm
Completed: 1971 (HDB Property Information)
Storeys: 2 (HDB Property Information)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: 4
ACRA registrations: 10

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 85 Lorong 4 Toa Payoh

85 Lorong 4 Toa Payoh is a mixed-use building in Toa Payoh (District 12). It is located along Lorong 4 Toa Payoh, Singapore 310085.

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

It occupies roughly 6,729 sqm of land with about 20,188 sqm of gross floor area.

27 businesses are currently registered at this address with ACRA.

The nearest MRT is Toa Payoh MRT, 419 m away (about a 7-minute walk). The closest bus stop (Jackson Sq) is 159 m away (about a 2-minute walk). Junction 8 is 1.6 km away.

What is 85 Lorong 4 Toa Payoh zoned as?

Key takeaway85 Lorong 4 Toa Payoh 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 85 Lorong 4 Toa Payoh rent for?

Key takeawayNo rent is published for 85 Lorong 4 Toa Payoh itself. On its street, Lorong 4 Toa Payoh, retail space rented at a median of $5.70 psf a month in 2024Q1, with the middle half of leases between $5.44 and $6.99. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Lorong 4 Toa Payoh

Street level · 2024Q1

25th pct

$5.44

$58.60 psm

Median

$5.70

$61.36 psm

75th pct

$6.99

$75.20 psm

S$ per sq ft per month

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 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 85 Lorong 4 Toa Payoh

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 85 Lorong 4 Toa Payoh

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 1 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 85 Lorong 4 Toa Payoh?

Key takeawayURA has approved 4 changes of use at 85 Lorong 4 Toa Payoh since 2000, most recently in 2022. 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.

17 Oct 2023RenewedFloor 1
Continued use as pizza delivery cum take-away outlet
Continued use of the 1st storey shop (#01-XX) as pizza delivery cum take-away outlet (no dining-in) - blk 85
12 Dec 2022ApprovedFloor 1
Change of use to self-service laundry
Proposed change of use of part of the unit #01-XX to self-service laundry
18 Aug 2021RenewedFloor 1
Continued use as pizza delivery cum take-away outlet
Continued use of the 1st storey shop (#01-XX) as pizza delivery cum take-away outlet (no dining-in) - blk 85
30 Dec 2019RenewedFloor 1
Continued use as betting outlet
Continued use of the 1st storey shop #01-XX as betting outlet - toa payoh peakview
14 Sept 2019RenewedFloor 1
Continued use as self-service operated laundry services
Continued use of part of shop unit #01-XX as self-service operated laundry services
17 Oct 2017RenewedFloor 1
Continued use as pizza delivery cum take-away outlet
Continued use of the 1st storey shop (#01-XX) as pizza delivery cum take-away outlet (no dining-in) - blk 85
1 Nov 2016RenewedFloor 1
Continued use as pizza delivery cum take-away outlet
Continued use of the 1st storey shop (#01-XX) as pizza delivery cum take-away outlet (no dining-in) - blk 85
21 Jun 2016RenewedFloor 1
Continued use as self-service coin-operated laundry services
Continued use of part of shop unit #01-XX as self-service coin-operated laundry services
18 Dec 2015RenewedFloor 1
Continued use as pizza delivery cum take-away outlet
Continued use of the 1st storey shop (#01-XX) as pizza delivery cum take-away outlet (no dining-in) - blk 85
5 Oct 2015RenewedFloor 1
Continued use as self-service coin-operated laundry services
Continued use of part of shop unit #01-XX as self-service coin-operated laundry services
30 May 2014ApprovedFloor 1
Change of use to self-service coin-operated laundry services
Proposed change of use of part of shop unit #01-XX to self-service coin-operated laundry services
11 Jul 2011ApprovedFloor 1
Change of use to pizza delivery cum take-away outlet
Change of use of the 1st storey shop (#01-XX) to pizza delivery cum take-away outlet (no dining-in) - blk 85

4 earlier change-of-use and A&A decisions are on record since 2000.

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 85 Lorong 4 Toa Payoh?

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 85 Lorong 4 Toa Payoh right now?

Key takeaway4 units are currently listed at 85 Lorong 4 Toa Payoh. One row per unit; several agents often market the same unit.

For rent (4)

85 Lorong 4 Toa Payoh, 310085S$4k/mo · 350 sqft
85 Lorong 4 Toa PayohS$2k/mo · 220 sqft
85 Lor 4 Toa Payoh2 agentsS$3k/mo · 350 sqft
85 Lor 4 Toa Payoh2 agentsS$4k/mo · 350 sqft

Browse every listing at this building →

What is near 85 Lorong 4 Toa Payoh?

Key takeawayThe nearest MRT/LRT is Toa Payoh MRT, about 419 m away.

Getting around

Toa Payoh MRT419 m · ~7 min

Amenities nearby

Yap Medical Clinic · 8 mEducational Institution · 51 mJackson Sq · 159 mPlace Of Worship · 256 mBlk 93 Toa Payoh Lorong 4 · 272 mToa Payoh Central Community Club · 298 mToa Payoh MRT Exit C · 386 mNTUC Fairprice Co-operative Ltd · 409 mHotel · 917 mMount Alvernia Hospital · 1.4 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 85 Lorong 4 Toa Payoh

Key takeawayThe nearest station is Toa Payoh (NS19), 386 m away — a busy station, with about 76,000 taps in and out on an average weekday. 26 public car parks are within 500 m.

Foot traffic: busier than 62% of retail buildings

nearest MRT/LRT Toa Payoh (NS19) 386 m, about 76,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 11, about 19,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 70,000 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

Toa Payoh (NS19)386 m · about 76,000 weekday taps
Braddell (NS18)499 m · about 31,000 weekday taps
Caldecott (CC17 / TE9)902 m · about 20,000 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 85 Lorong 4 Toa Payoh. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 85/A/B/C Lorong 4 Toa Payoh (HDB)23 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 83 car lots
Blk 81C Lorong 4 Toa Payoh (HDB)117 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 341 car lots
Blk 84C Lorong 2 Toa Payoh (HDB)131 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 340 car lots
Blk 78B Toa Payoh Central (HDB)155 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 646 car lots
Blk 91-92 Lor 3/4 Toa Payoh Lorong 3 Toa Payoh (HDB)215 m
S$0.60 per half-hour at midday on a weekday

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.

Nearest URA season parking: Toa Payoh West, 729 m away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 85 Lorong 4 Toa Payoh's own car park, if it has one, and its charges are not in the open data.

Who's registered at 85 Lorong 4 Toa Payoh?

Key takeaway10 live companies (and LLPs and branches; sole proprietors are not counted) list 85 Lorong 4 Toa Payoh as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Other services
5
Administrative and support services
2
Accommodation and food services
1
Professional, scientific and technical services
1
Education
1
Wholesale and retail trade
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 85 Lorong 4 Toa Payoh

Where is 85 Lorong 4 Toa Payoh?⌄

85 Lorong 4 Toa Payoh is at Lorong 4 Toa Payoh, Singapore 310085, in the Toa Payoh planning area.

What is 85 Lorong 4 Toa Payoh zoned as?⌄

85 Lorong 4 Toa Payoh sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at 85 Lorong 4 Toa Payoh?⌄

No caveats have been lodged for 85 Lorong 4 Toa Payoh 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 85 Lorong 4 Toa Payoh?⌄

Toa Payoh MRT is the closest, 419 m away (about a 7-minute walk).

How many businesses are registered at 85 Lorong 4 Toa Payoh?⌄

27 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

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.

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), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.