CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 26 · Yishun

928,928a,928b Upper Thomson Road

Reviewed by Nathan TangUpdated 10 August 2026Data through May 2021

Quick Summary

928,928a,928b Upper Thomson Road is a commercial building in District 26 · Yishun, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 1 transaction is on record since 1995, most recently in May 2021. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on 928,928a,928b Upper Thomson Road.

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What are the key facts about 928,928a,928b Upper Thomson Road?

Key takeaway928,928a,928b Upper Thomson Road is a commercial building in District 26 · Yishun, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 26 · Yishun
Address: 928,928a,928b Upper Thomson Road
Land area: —
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 3

About 928,928a,928b Upper Thomson Road

928,928A,928B Upper Thomson Road is a commercial property in Yishun (District 26). It is located along Upper Thomson Road, Singapore 787121.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold.

1 transaction has been recorded here, at a median of S$2,931 psf. The most recent was in May 2021.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Springleaf MRT, 210 m away (about a 3-minute walk). The closest bus stop (Opp Springleaf Nature Pk) is 114 m away (about a 2-minute walk).

What is 928,928a,928b Upper Thomson Road zoned as?

Key takeaway928,928a,928b Upper Thomson Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has 928,928a,928b Upper Thomson Road sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2021 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2021	Shop House	S$4.60M	1,569 sqft	$2,931

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.

How does Upper Thomson 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 928,928a,928b Upper Thomson Road?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q2) — the benchmark evidence an asking rent should be weighed against.

Retail rents — District 26 ($ psm/month, 2026Q2)

Floor level · size band	25th pct	Median	75th pct
Level 1 · >30 - 100	$52.27	$100.10	$149.83

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 928,928a,928b Upper Thomson Road?

Key takeawayThe nearest MRT/LRT is Springleaf MRT, about 211 m away.

Getting around

Springleaf MRT211 m · ~3 min

Amenities nearby

Springleaf MRT Exit 1 · 77 mThong Soon Green Pg · 82 mOpp Springleaf Nature Pk · 114 mPlace Of Worship · 666 m

Straight-line distances. Source: PropKaki amenities data.

How many companies are registered at 928,928a,928b Upper Thomson Road?

Key takeawayACRA records 3 live company registrations at this address, 2 of them in the last three years.

Live registrations: 3
Registered last 3 years: 2
Most common type: Local Company

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.

Frequently asked questions about 928,928a,928b Upper Thomson Road

Where is 928,928A,928B Upper Thomson Road?⌄

928,928A,928B Upper Thomson Road is at 928,928A,928B Upper Thomson Road, Singapore 787121, in the Yishun planning area.

What is 928,928A,928B Upper Thomson Road zoned as?⌄

928,928A,928B Upper Thomson Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of 928,928A,928B Upper Thomson Road?⌄

928,928A,928B Upper Thomson Road is freehold.

What have units at 928,928A,928B Upper Thomson Road sold for?⌄

Across 1 recorded transaction, the median price is S$2,931 psf. The latest was in May 2021.

What is the nearest MRT station to 928,928A,928B Upper Thomson Road?⌄

Springleaf MRT is the closest, 210 m away (about a 3-minute walk).

How many businesses are registered at 928,928A,928B Upper Thomson 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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