CommercialRESIDENTIALFreeholdDistrict 11 · Novena

Eng Aun Mansion

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2004

Quick Summary

Eng Aun Mansion is a commercial building in District 11 · Novena, on land zoned RESIDENTIAL under the URA Master Plan. It is freehold. 1 transaction is on record since 1995, most recently in Nov 2004. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Eng Aun Mansion.

Ask PropKaki

What are the key facts about Eng Aun Mansion?

Key takeawayEng Aun Mansion is a commercial building in District 11 · Novena, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area
Tenure: Freehold
District / Area: District 11 · Novena
Address: 316 Thomson Road
Land area: —
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 40
Managing agent: ACE DECISION FACILITIES MANAGEMENT PTE LTD
Strata formed: 1970 (MCST 0057)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 0

About Eng Aun Mansion

Eng Aun Mansion is a mixed-use building in Novena (District 11). It is located along Thomson Road, Singapore 307660.

Under the URA Master Plan it sits on land zoned residential.

The site is freehold.

1 transaction has been recorded here, at a median of S$541 psf. The most recent was in November 2004.

The nearest MRT is Novena MRT, 396 m away (about a 6-minute walk). The closest bus stop (Opp Novena Lodge) is 22 m away (about a 0-minute walk).

What is Eng Aun Mansion zoned as?

Key takeawayEng Aun Mansion sits on land zoned RESIDENTIAL.

Land-use zone: RESIDENTIAL
Gross plot ratio: Landed housing area

URA has not published a fixed plot ratio for this site — the Master Plan records "LND" (Landed housing area), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What has Eng Aun Mansion sold for?

Key takeaway1 transaction is on record since 1995, most recently in Nov 2004 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2004	Shop House	S$600k	1,109 sqft	$541

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 Eng Aun Mansion rent for?

Key takeawayNo rent is published for Eng Aun Mansion itself. On its street, Thomson Road, retail space rented at a median of $18.37 psf a month in 2026Q3, with the middle half of leases between $11.18 and $26.32. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Thomson Road

Street level · 2026Q3

25th pct

$11.18

$120.38 psm

Median

$18.37

$197.77 psm

75th pct

$26.32

$283.28 psm

S$ per sq ft per month · median +6.1% on a year earlier

2023Q4 · $181.46 psm2026Q3 · $197.77 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).

Office space on Thomson Road

Street level · 2026Q3

25th pct

$7.95

$85.56 psm

Median

$8.45

$90.93 psm

75th pct

$8.72

$93.90 psm

S$ per sq ft per month · median +0.6% on a year earlier

2023Q4 · $78.57 psm2026Q3 · $90.93 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 — District 11 retail

Region band · 2026Q3

25th pct

$12.48

$134.36 psm

Median

$16.43

$176.85 psm

75th pct

$17.64

$189.91 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 11 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 Eng Aun Mansion

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 Eng Aun Mansion?

Key takeawayURA has approved 2 changes of use at Eng Aun Mansion since 2000, most recently in 2022, 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.

26 Nov 2025Renewed
Continued use as massage establishment
Continued use of 1st storey shop as massage establishment - eng aun mansion
25 Feb 2025Renewed
Continued use as shop with ancillary dine-in
Continued use of part of 1st storey premises (eng aun mansion) to shop with ancillary dine-in
29 Aug 2023Renewed
Continued use as commercial school
Continued use of 1st storey premises as commercial school
19 Sept 2022Approved
Change of use to massage establishment
Proposed change of use of 1st storey shop to massage establishment - eng aun mansion
29 Jul 2020Renewed
Continued use as commercial school
Continued use of 1st storey premises as commercial school
16 Aug 2017Approved
Change of use to commercial school
Proposed change of use of 1st storey to commercial school on lot 00356x ts29 at 316 thomson road (novena planning area)
21 Dec 2016Refused
Change of use to restaurant with pizza making and delivery
Proposed change of use of 1st storey shop to restaurant with pizza making and delivery on lot 00356x ts29 at 316 thomson road (novena planning area)
5 Feb 2003Renewed
Continued use as eating house
Continued use of 1st storey shop as eating house
21 Jan 2000Renewed
Continued use as eating house
Retention of use of the 1st storey shop to 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 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 Eng Aun Mansion?

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

Indicative area yield — District 11 retail

Gross yield (area)

4.6%

4.1% net of property tax

Rent side (median of bands)

$176.85 psm/mo

2026Q3

Price side (strata, 5y)

$4,327 psf

15 sales

An INDICATIVE AREA yield for District 11 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 11 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$134.36	$181.39	$189.91
Level 1 · 30 & Below	$96.71	$98.15	$108.07
Level 1 · >30 - 100	$138.32	$176.85	$254.10

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 Eng Aun Mansion?

Key takeawayThe nearest MRT/LRT is Novena MRT, about 396 m away — and 2 competing retail premisess operate nearby.

Getting around

Novena MRT396 m · ~6 min

Amenities nearby

Opp Novena Lodge · 22 mEducational Institution · 130 mNovena Rise Pk · 146 mPlace Of Worship · 161 mOoi Clinic · 201 mThomson Medical Centre · 213 mHotel · 345 mNovena MRT Exit A · 374 m

Competing premises nearby

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

Cold Storage Singapore (1983) Pte Ltd · 275 mSquare 2 · 392 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Eng Aun Mansion

Key takeawayThe nearest station is Novena (NS20), 374 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 49% of retail buildings

nearest MRT/LRT Novena (NS20) 374 m, about 85,000 taps a weekday; bus stops within 400 m: 8, about 23,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 34,000 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

Novena (NS20)374 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 Eng Aun Mansion. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 23,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 1 Thomson Road (HDB)164 m
S$0.60 per half-hour at midday on a weekday · 67 car lots
Blk 2 Balestier Road (HDB)287 m
S$0.60 per half-hour at midday on a weekday · 45 car lots
Jln Raja Udang (URA)365 m
S$0.60 per half-hour at midday on a weekday · 16 car lots
Service Rd (Balestier Rd) (URA)399 m
S$0.60 per half-hour at midday on a weekday · 10 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: Balestier Road Area, 953 m away, S$90/month.

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

Who's registered at Eng Aun Mansion?

Key takeaway0 live companies (and LLPs and branches; sole proprietors are not counted) list Eng Aun Mansion as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
0
Professional, scientific and technical services
0
Health and social services
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 Eng Aun Mansion

Where is Eng Aun Mansion?⌄

Eng Aun Mansion is at 316 Thomson Road, Singapore 307660, in the Novena planning area.

What is Eng Aun Mansion zoned as?⌄

Eng Aun Mansion sits on land zoned residential under the URA Master Plan.

What is the tenure of Eng Aun Mansion?⌄

Eng Aun Mansion is freehold.

What have units at Eng Aun Mansion sold for?⌄

Across 1 recorded transaction, the median price is S$541 psf. The latest was in November 2004.

What is the nearest MRT station to Eng Aun Mansion?⌄

Novena MRT is the closest, 396 m away (about a 6-minute walk).

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This development is also registered as the residential project Eng Aun Mansion.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), 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.