CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 12 · Novena

Balestier Plaza

Reviewed by Nathan TangUpdated 10 November 2026Data through Sept 2026

Quick Summary

Balestier Plaza is a commercial building in District 12 · Novena, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 48 transactions are on record since 1995, at a median S$981 psf, most recently in Sept 2026. 11 units are currently listed for sale or rent. ACRA records 85 live company registrations at this address.

The facts are here — now get the verdict on Balestier Plaza.

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What are the key facts about Balestier Plaza?

Key takeawayBalestier Plaza is a commercial building in District 12 · Novena, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 12 · Novena
Address: 400 Balestier Road
Land area: 5,507 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 166
Managing agent: LANDSFIELD STRATA MANAGEMENT PTE LTD
Strata formed: 1984 (MCST 0760)
Submarket: City Fringe
Units with a recorded sale: At least 29
Transactions on record: 48 (records start 1995)
Live listings: 11
ACRA registrations: 85

What are the specs at Balestier Plaza?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About Balestier Plaza

Balestier Plaza is a mixed-use building in Novena (District 12). It is located along Balestier Road, Singapore 329802.

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

The site is freehold. It occupies roughly 5,507 sqm of land with about 16,522 sqm of gross floor area.

47 transactions have been recorded here, at a median of S$981 psf. The most recent was in April 2026.

131 businesses are currently registered at this address with ACRA.

The nearest MRT is Toa Payoh MRT, 830 m away (about a 13-minute walk). The closest bus stop (Opp Shaw Plaza) is 87 m away (about a 1-minute walk).

What is Balestier Plaza zoned as?

Key takeawayBalestier Plaza sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 16,521 sqm · built 8,199 sqm · headroom 8,322 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Balestier Plaza sold for?

Key takeawayAcross 48 recorded transactions since 1995, the median price is about S$384k, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Office	S$1.18M	506 sqft	$2,323
Apr 2026	Retail	S$880k	388 sqft	$2,271
Sept 2025	Retail	S$930k	388 sqft	$2,400
Dec 2023	Retail	S$685k	226 sqft	$3,030
Oct 2022	Retail	S$815k	301 sqft	$2,704
Feb 2018	Retail	S$758k	409 sqft	$1,853
Dec 2017	Office	S$668k	301 sqft	$2,216
Jan 2016	Retail	S$500k	226 sqft	$2,212
Nov 2015	Retail	S$568k	258 sqft	$2,199
Nov 2015	Retail	S$950k	506 sqft	$1,878

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 Balestier Plaza rent for?

Key takeawayNo rent is published for Balestier Plaza itself. On its street, Balestier Road, office space rented at a median of $4.98 psf a month in 2026Q3, with the middle half of leases between $4.86 and $5.81. That is not this building's own rent, and never a quote for a particular unit.

Office space on Balestier Road

Street level · 2026Q3

25th pct

$4.86

$52.33 psm

Median

$4.98

$53.57 psm

75th pct

$5.81

$62.49 psm

S$ per sq ft per month · median +11% on a year earlier

2023Q4 · $46.50 psm2026Q3 · $53.57 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space on Balestier Road

Street level · 2026Q3

25th pct

$5.00

$53.83 psm

Median

$5.76

$61.96 psm

75th pct

$7.48

$80.47 psm

S$ per sq ft per month · median -36.4% on a year earlier

2023Q4 · $68.99 psm2026Q3 · $61.96 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).

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 Balestier Plaza

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 Balestier Plaza

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 6 units for rent; 5 units for sale.

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.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings 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 Balestier Plaza?

Key takeawayURA has approved 19 changes of use at Balestier Plaza since 2000, most recently in 2026, and refused 1. 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.

6 Jul 2026ApprovedFloor 2
Change of use to restaurant
Proposed change of use of unit #02-XX to restaurant
25 Jun 2026ApprovedFloor 2
Change of use to commercial school
Proposed change of use of units #02-XX and #02-XX to commercial school
23 Mar 2026ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
23 Jan 2026ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
2 Oct 2025ApprovedFloor 2
Change of use to ancillary storage area
Proposed change of use of part of unit #02-XX to ancillary storage area (extension of units #02-XX and #02-XX)
29 Aug 2025Agency worksFloor 2
Change of use to office
Lodgment for proposed use of unit #02-XX as office
4 Oct 2024Agency worksFloor 2
Change of use to office
Lodgment for proposed use of unit #02-XX as office
12 Jul 2024RenewedFloor 1
Continued use as petshop
Continued use of #01-XX (balestier plaza) as petshop
20 Jun 2024RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant - balestier plaza
6 May 2024RefusedFloor 2
Change of use to restaurant with live entertainment
Change of use of #02-XX (balestier plaza) to restaurant with live entertainment
11 Sept 2023Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
17 Apr 2023ApprovedFloor 2
Change of use to music studio for rehearsal, performance and recording
Proposed change of use of shop unit #02-XX to music studio for rehearsal, performance and recording - balestier plaza

12 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).

How does Balestier Road price?

Key takeawayAcross 45 strata sales on Balestier Road in the last 5 years, the median is $2,070 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,070

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Balestier Plaza?

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 Balestier Plaza right now?

Key takeaway11 units are currently listed at Balestier Plaza — 5 for sale and 6 for rent. One row per unit; several agents often market the same unit.

For sale (5)

Balestier PlazaS$1.24M · 504 sqft
Balestier PlazaS$1.89M · 560 sqft
Balestier Plaza4 agentsS$868k · 248 sqft
Balestier Plaza4 agentsS$1.38M · 398 sqft

For rent (6)

Balestier Plaza2 agentsS$2k/mo · 226 sqft
Balestier PlazaS$3k/mo · 400 sqft
Balestier Plaza3 agentsS$3k/mo · 400 sqft
Balestier PlazaS$2k/mo · 226 sqft

Browse every listing at this building →

What is near Balestier Plaza?

Key takeawayThe nearest MRT/LRT is Toa Payoh MRT, about 830 m away — and 3 competing retail premisess operate nearby.

Getting around

Toa Payoh MRT830 m · ~13 min

Amenities nearby

Providence Clinic @ Balestier · 7 mHotel · 75 mOpp Shaw Plaza · 87 mPlace Of Worship · 115 mEducational Institution · 447 mRen Ci Community Hospital · 584 mWhampoa Community Club · 764 mToa Payoh MRT Exit B · 795 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

NTUC Fairprice Co-operative Ltd · 87 mBlks 91/92 Whampoa Drive # · 483 mSquare 2 · 890 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Balestier Plaza

Key takeawayThe nearest station is Toa Payoh (NS19), 795 m away — a busy station, with about 76,000 taps in and out on an average weekday. 18 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 37% of retail buildings

nearest MRT/LRT Toa Payoh (NS19) 795 m, about 76,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 17,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 59,000 residents within 1 km (June 2026); 2 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)795 m · about 76,000 weekday taps
Novena (NS20)844 m · about 85,000 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 Balestier Plaza. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Prome Rd (URA)98 m
S$0.60 per half-hour at midday on a weekday · 2 car lots
Jln Ampas (URA)106 m
S$0.60 per half-hour at midday on a weekday · 18 car lots
Boon Teck Rd (URA)109 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Jln Kemaman (URA)139 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Mandalay Rd (URA)142 m
S$0.60 per half-hour at midday on a weekday · 8 car lots

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

Who's registered at Balestier Plaza?

Key takeaway85 live companies (and LLPs and branches; sole proprietors are not counted) list Balestier Plaza as their registered address. These are registered businesses, not who occupies the space.

Construction
18
Wholesale and retail trade
17
Professional, scientific and technical services
17
Administrative and support services
8
Other services
4
Manufacturing
4
Accommodation and food services
4
Information and communications
4
Financial and insurance
3
Health and social services
3

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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

What is Balestier Plaza's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 218 kWh/m²·yr

Frequently asked questions about Balestier Plaza

Where is Balestier Plaza?⌄

Balestier Plaza is at 400 Balestier Road, Singapore 329802, in the Novena planning area.

What is Balestier Plaza zoned as?⌄

Balestier Plaza sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Balestier Plaza?⌄

Balestier Plaza is freehold.

What have units at Balestier Plaza sold for?⌄

Across 47 recorded transactions, the median price is S$981 psf. The latest was in April 2026.

What is the nearest MRT station to Balestier Plaza?⌄

Toa Payoh MRT is the closest, 830 m away (about a 13-minute walk).

How many businesses are registered at Balestier Plaza?⌄

131 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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This development is also registered as the residential project Balestier Plaza.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, CommercialGuru — 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.