CommercialRESIDENTIALDistrict 13 · Geylang

91 Paya Lebar Way

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

91 Paya Lebar Way is a commercial building in District 13 · Geylang, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 91 Paya Lebar Way.

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What are the key facts about 91 Paya Lebar Way?

Key takeaway91 Paya Lebar Way is a commercial building in District 13 · Geylang, zoned RESIDENTIAL.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 13 · Geylang
Address: —
Land area: 1,314 sqm
Completed: 1972 (HDB Property Information)
Storeys: 10 (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 91 Paya Lebar Way

91 Paya Lebar Way is a mixed-use building in Geylang (District 13). It is located along Paya Lebar Way, Singapore 370091.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

It occupies roughly 1,314 sqm of land with about 3,681 sqm of gross floor area.

6 businesses are currently registered at this address with ACRA.

The nearest MRT is Macpherson MRT, 555 m away (about a 9-minute walk). The closest bus stop (Blk 90) is 108 m away (about a 2-minute walk). Paya Lebar Square is 779 m away (about a 12-minute walk).

What is 91 Paya Lebar Way zoned as?

Key takeaway91 Paya Lebar Way sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 91 Paya Lebar Way rent for?

Key takeawayNo street- or building-level rent is published here. Across District 13 retail, retail space rented at a median of $10.25 psf a month in 2026Q3, with the middle half of leases between $9.61 and $13.31. That is not this building's own rent, and never a quote for a particular unit.

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 91 Paya Lebar Way

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 91 Paya Lebar Way?

Key takeawayURA's planning decisions at 91 Paya Lebar Way 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.

27 Sept 2012Approved
Additions & alterations
Proposed amendment to the approved additions & alterations to the existing public housing development blks 85, 87, 90, 91, 93 & 94 with new covered linkways, drop-off porches, precinct pavilion & general landscaping work (neighbourhood renewal programme) at circuit road / pipit road / paya lebar way

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 91 Paya Lebar Way?

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 91 Paya Lebar Way?

Key takeawayThe nearest MRT/LRT is Macpherson MRT, about 555 m away.

Getting around

Macpherson MRT555 m · ~9 min

Amenities nearby

Place Of Worship · 90 mNTUC Fairprice Co-operative Ltd · 107 mBlk 90 · 108 mRapha Medical Centre · 136 mGeylang East Pk · 144 mBlk 89 Circuit Road · 176 mMacPherson Community Club · 250 mMacpherson MRT Exit D · 334 mGeylang Polyclinic · 358 mEducational Institution · 456 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 91 Paya Lebar Way

Key takeawayThe nearest station is MacPherson (CC10 / DT26), 334 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 20 public car parks are within 500 m.

Foot traffic: busier than 38% of retail buildings

nearest MRT/LRT MacPherson (CC10/DT26) 334 m, about 39,000 taps a weekday; 3 more stations within 1 km; bus stops within 400 m: 2, about 4,214 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 50,000 residents within 1 km (June 2026); 3 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

MacPherson (CC10 / DT26)334 m · about 39,000 weekday taps
Mattar (DT25)536 m · 9,848 weekday taps
Paya Lebar (EW8 / CC9)749 m · about 95,000 weekday taps
Aljunied (EW9)815 m · about 47,000 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 91 Paya Lebar Way. Transfers between lines don't tap, so interchanges read low.

Bus

2 bus stops within 400 m, with 4,214 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 85 To 94/92A Pipit Road (HDB)55 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 312 car lots
Blk 114-117 Aljunied Avenue 2 (HDB)166 m
S$0.60 per half-hour at midday on a weekday · 64 car lots
Blk 95 & 113 Aljunied Crescent (HDB)197 m
S$0.60 per half-hour at midday on a weekday · 45 car lots
Blk 52A Pipit Road (HDB)198 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 368 car lots
Blk 53 To 56/68/70/71/72 Pipit Rd/Circuit Road (HDB)235 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 383 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.

Nearest URA season parking: Macpherson Road Area, 1.1 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 91 Paya Lebar Way's own car park, if it has one, and its charges are not in the open data.

Who's registered at 91 Paya Lebar Way?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 91 Paya Lebar Way as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Health and social services
1

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 91 Paya Lebar Way

Where is 91 Paya Lebar Way?⌄

91 Paya Lebar Way is at Paya Lebar Way, Singapore 370091, in the Geylang planning area.

What is 91 Paya Lebar Way zoned as?⌄

91 Paya Lebar Way sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 91 Paya Lebar Way?⌄

No caveats have been lodged for 91 Paya Lebar Way 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 91 Paya Lebar Way?⌄

Macpherson MRT is the closest, 555 m away (about a 9-minute walk).

How many businesses are registered at 91 Paya Lebar Way?⌄

6 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.

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, 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.