CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 26 · Yishun

928,928a,928b Upper Thomson Road

Reviewed by Nathan TangUpdated 8 November 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: —
Completed: Not on record
Storeys: 3 (© OpenStreetMap contributors)
Submarket: Suburban
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. sqm ↔ sq ft converter

What does space at 928,928a,928b Upper Thomson Road rent for?

Key takeawayNo rent is published for 928,928a,928b Upper Thomson Road itself. On its street, Upper Thomson Road, retail space rented at a median of $17.21 psf a month in 2026Q3, with the middle half of leases between $12.97 and $18.72. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Thomson Road

Street level · 2026Q3

25th pct

$12.97

$139.56 psm

Median

$17.21

$185.25 psm

75th pct

$18.72

$201.50 psm

S$ per sq ft per month · median +8% on a year earlier

2023Q4 · $178.33 psm2026Q3 · $185.25 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).

Market context around 928,928a,928b Upper Thomson Road

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

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m 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 928,928a,928b Upper Thomson Road?

Key takeawayURA's planning decisions at 928,928a,928b Upper Thomson 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.

23 Aug 2022Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
22 Apr 2019Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
17 Apr 2018Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
9 May 2017Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house at 928 upper thomson road
6 May 2014Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house on lot 00831p mk20 at 928 upper thomson road (yishun planning area)
19 Apr 2011Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house
24 Apr 2008Renewed
Continued use as eating house
Continued use of the 1st storey shop as eating house

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 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 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.

Getting there and parking at 928,928a,928b Upper Thomson Road

Key takeawayThe nearest station is Springleaf (TE4), 76 m away — a quiet station, with about 12,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 6% of retail buildings

nearest MRT/LRT Springleaf (TE4) 76 m, about 12,000 taps a weekday; bus stops within 400 m: 6, about 8,612 taps a weekday; Yishun: 41,952 resident workers (Census 2020, by workplace); about 3,457 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

Springleaf (TE4)76 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 928,928a,928b Upper Thomson Road. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 8,612 boardings and alightings on an average weekday.

Public car parks within 500 m

Springleaf Rd (URA)344 m
S$0.60 per half-hour at midday on a weekday · 6 car lots

Nearest URA season parking: Tagore Road Area, 2.2 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. 928,928a,928b Upper Thomson Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 928,928a,928b Upper Thomson Road?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list 928,928a,928b Upper Thomson Road as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
1
Information and communications
1
Professional, scientific and technical services
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. ACRA, as of 2026-09-16.

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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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.

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.

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 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.