CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 9 · Novena

Boon Liew Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2006

Quick Summary

Boon Liew Building is a commercial building in District 9 · Novena, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 2 transactions are on record since 1995, most recently in Sept 2006. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on Boon Liew Building.

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What are the key facts about Boon Liew Building?

Key takeawayBoon Liew Building is a commercial building in District 9 · Novena, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 9 · Novena
Address: 204 Bukit Timah Road
Land area: 322 sqm
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 4
Managing agent: RB PROPERTY MANAGEMENT PTE LTD
Strata formed: 1978 (MCST 0846)
Submarket: City Fringe
Units with a recorded sale: At least 2
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 3

About Boon Liew Building

Boon Liew Building is a commercial building in Novena (District 09). It is located along Bukit Timah Road, Singapore 229863.

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 322 sqm of land with about 965 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$445 psf. The most recent was in September 2006.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Newton MRT, 528 m away (about a 8-minute walk). The closest bus stop (Aft Makepeace Rd) is 92 m away (about a 1-minute walk). United Square is 617 m away (about a 10-minute walk).

What is Boon Liew Building zoned as?

Key takeawayBoon Liew Building 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 966 sqm · built 2,500 sqm · headroom -1,534 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 Boon Liew Building sold for?

Key takeaway2 transactions are on record since 1995, most recently in Sept 2006 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Sept 2006	Office	S$1.00M	2,250 sqft	$445
Sept 2006	Office	S$1.00M	2,250 sqft	$445

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 Boon Liew Building rent for?

Key takeawayNo rent is published for Boon Liew Building itself. On its street, Bukit Timah Road, office space rented at a median of $5.42 psf a month in 2026Q1, with the middle half of leases between $3.75 and $5.74. That is not this building's own rent, and never a quote for a particular unit.

Office space on Bukit Timah Road

Street level · 2026Q1

25th pct

$3.75

$40.35 psm

Median

$5.42

$58.33 psm

75th pct

$5.74

$61.76 psm

S$ per sq ft per month · median -30.3% on a year earlier

2022Q4 · $52.77 psm2026Q1 · $58.33 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 Bukit Timah Road

Street level · 2026Q3

25th pct

$6.76

$72.79 psm

Median

$12.92

$139.10 psm

75th pct

$14.75

$158.77 psm

S$ per sq ft per month · median -10.2% on a year earlier

2023Q4 · $118.46 psm2026Q3 · $139.10 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 9 retail

Region band · 2026Q3

25th pct

$9.24

$99.43 psm

Median

$11.90

$128.12 psm

75th pct

$17.57

$189.09 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 9 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 Boon Liew Building

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

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Boon Liew Building?

Key takeawayURA has approved 3 changes of use at Boon Liew Building since 2000, most recently in 2018, and refused 2. 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.

31 Jan 2024Renewed
Continued use as student care centre
Continued use of 1st and 2nd storey premises as student care centre
24 Mar 2023Renewed
Continued use as student care centre
Continued use of 1st and 2nd storey premises as student care centre
8 Apr 2020Renewed
Continued use as commercial school
Continued use of 3rd and 4th storey premises as commercial school
2 Jan 2020Renewed
Continued use as kindergarten
Continued use of 1st & 2nd storey premises as kindergarten
8 Feb 2018Approved
Change of use to kindergarten
Proposed change of use of 1st & 2nd storey premises to kindergarten on lot 00731l ts28 at 204 bukit timah road - boon liew building (novena planning area)
29 Dec 2017Refused
Change of use to kindergarten
Proposed change of use of 1st & 2nd storey premises to kindergarten on lot 00731l ts28 at 204 bukit timah road - boon liew building (novena planning area)
16 Aug 2017Approved
Change of use to commercial school
Proposed change of use of 1st & 2nd storey to commercial school on lot 00731l ts28 at 204 bukit timah road - boon liew building (novena planning area)
15 May 2017Refused
Change of use to restaurant cum bar
Proposed change of use of 1st storey premises to restaurant cum bar on lot 00731l ts28 at 204 bukit timah road (novena planning area)
18 Apr 2017Approved
Change of use to commercial school
Proposed change of use of 3rd and 4th storey premises to commercial school on lot 00731l ts28 at 204 bukit timah road (novena planning area)

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 Bukit Timah Road price?

Key takeawayAcross 17 strata sales on Bukit Timah Road in the last 5 years, the median is $3,263 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,263

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

What do commercial rents run near Boon Liew Building?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 9 retail

Gross yield (area)

3.2%

2.9% net of property tax

Rent side (median of bands)

$128.12 psm/mo

2026Q3

Price side (strata, 5y)

$4,434 psf

190 sales

An INDICATIVE AREA yield for District 9 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 9 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$101.79	$127.98	$144.93
B1 & Below · 30 & Below	$231.82	$392.95	$544.95
Level 2 & 3 · 30 & Below	$97.06	$128.26	$157.50
Level 1 · 30 & Below	$131.15	$157.04	$196.05
Level 1 · >30 - 100	$112.35	$161.16	$217.81
Level 2 & 3 · >30 - 100	$91.89	$118.41	$156.35
Level 4 & Above · >30 - 100	$81.28	$100.52	$133.94
B1 & Below · >30 - 100	$155.98	$328.55	$492.13

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 Boon Liew Building?

Key takeawayThe nearest MRT/LRT is Newton MRT, about 528 m away.

Getting around

Newton MRT528 m · ~8 min

Amenities nearby

Aft Makepeace Rd · 92 mHooper Rd Pg · 148 mPlace Of Worship · 197 mNewton Food Centre · 268 mMyCLNQ Medical @ Jurong · 345 mCairnhill Community Club · 383 mNewton MRT Exit B · 418 mHotel · 464 mEducational Institution · 494 mKK Women's and Children's Hospital · 560 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Boon Liew Building

Key takeawayThe nearest station is Newton (NS21 / DT11), 418 m away — one of the busiest stations, with about 116,000 taps in and out on an average weekday. 2 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 15% of office buildings

nearest MRT/LRT Newton (NS21/DT11) 418 m, about 116,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 6, about 6,212 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 23,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Newton (NS21 / DT11)418 m · about 116,000 weekday taps
Little India (NE7 / DT12)845 m · about 55,000 weekday taps
Novena (NS20)903 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 Boon Liew Building. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 6,212 boardings and alightings on an average weekday.

Public car parks within 500 m

Kampong Java Rd (URA)155 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Clemenceau Ave North ( Newton Fc) (URA)262 m
S$0.60 per half-hour at midday on a weekday · season S$80/month · 241 car lots

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

Who's registered at Boon Liew Building?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list Boon Liew Building as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
1
Accommodation and food services
1
Education
1
Manufacturing
0
Wholesale and retail trade
0
Professional, scientific and technical services
0
Administrative and support services
0
Other services
0
Construction
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.

What is Boon Liew Building's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 32 kWh/m²·yr

Frequently asked questions about Boon Liew Building

Where is Boon Liew Building?⌄

Boon Liew Building is at 204 Bukit Timah Road, Singapore 229863, in the Novena planning area.

What is Boon Liew Building zoned as?⌄

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

What is the tenure of Boon Liew Building?⌄

Boon Liew Building is freehold.

What have units at Boon Liew Building sold for?⌄

Across 2 recorded transactions, the median price is S$445 psf. The latest was in September 2006.

What is the nearest MRT station to Boon Liew Building?⌄

Newton MRT is the closest, 528 m away (about a 8-minute walk).

How many businesses are registered at Boon Liew Building?⌄

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.

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.

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 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, 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.