CommercialCOMMERCIAL & RESIDENTIALConservationFreeholdDistrict 12 · Novena

Giffard Mansions

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2026

Quick Summary

Giffard Mansions 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. 31 transactions are on record since 1995, at a median S$1,133 psf, most recently in Jan 2026. 3 units are currently listed for sale or rent. ACRA records 19 live company registrations at this address.

The facts are here — now get the verdict on Giffard Mansions.

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What are the key facts about Giffard Mansions?

Key takeawayGiffard Mansions 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: 424 Balestier Road
Land area: 908 sqm
Completed: 1990 (per CommercialGuru)
Storeys: 6 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 27
Managing agent: AVALON ASSET MANAGEMENT PTE LTD
Strata formed: 1991 (MCST 1624)
Submarket: City Fringe
Units with a recorded sale: At least 14
Transactions on record: 31 (records start 1995)
Live listings: 3
ACRA registrations: 19

What are the specs at Giffard Mansions?

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 Giffard Mansions

Giffard Mansions is a mixed-use building in Novena (District 12). It is located along Balestier Road, Singapore 329810.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold. It occupies roughly 908 sqm of land with about 2,725 sqm of gross floor area.

31 transactions have been recorded here, at a median of S$1,133 psf. The most recent was in January 2026.

25 businesses are currently registered at this address with ACRA.

The nearest MRT is Toa Payoh MRT, 737 m away (about a 12-minute walk). The closest bus stop (Bef Balestier Plaza) is 19 m away (about a 0-minute walk).

What is Giffard Mansions zoned as?

Key takeawayGiffard Mansions sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0, with conservation status.

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

Run the full zoning report for this building →

What has Giffard Mansions sold for?

Key takeawayAcross 31 recorded transactions since 1995, the median price is about S$540k, most recently in Jan 2026.

Date	Use	Price	Area	PSF
Jan 2026	Retail	S$968k	570 sqft	$1,697
Jan 2026	Office	S$858k	506 sqft	$1,696
Jun 2024	Office	S$635k	355 sqft	$1,788
Oct 2023	Office	S$590k	291 sqft	$2,030
Jan 2023	Office	S$718k	506 sqft	$1,419
Jul 2022	Office	S$696k	506 sqft	$1,376
Aug 2021	Office	S$428k	291 sqft	$1,473
Apr 2021	Office	S$700k	570 sqft	$1,227
Jul 2019	Retail	S$2.22M	1,023 sqft	$2,171
Aug 2017	Office	S$450k	355 sqft	$1,267

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 Giffard Mansions rent for?

Key takeawayNo rent is published for Giffard Mansions 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 Giffard Mansions

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 Giffard Mansions

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 2 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 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 0 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 Giffard Mansions?

Key takeawayURA has approved 2 changes of use at Giffard Mansions since 2000, most recently in 2016, 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.

10 Mar 2026RenewedFloor 1
Continued use as karaoke lounge
Continued use of unit #01-XX as karaoke lounge
25 Apr 2024RenewedFloor 1
Continued use as karaoke lounge
Continued use of the 1st storey shop unit #01-XX (giffard mansions) as karaoke lounge
4 Nov 2019RenewedFloor 1
Continued use as karaoke lounge
Continued use of the 1st storey shop unit #01-XX as karaoke lounge
25 Sept 2018RenewedFloor 1
Continued use as karaoke lounge
Continued use of the 1st storey shop unit #01-XX as karaoke lounge
13 Oct 2017RenewedFloor 1
Continued use as karaoke lounge
Continued use of the 1st storey shop unit #01-XX as karaoke lounge
26 Oct 2016RenewedFloor 1
Continued use as karaoke lounge
Continued use of the 1st storey shop unit #01-XX as karaoke lounge
23 Jun 2016RefusedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant on lot 06626c mk17 at 424 balestier road - giffard mansions (novena planning area)
24 Mar 2016Agency worksFloor 1
Change of use to shop
Lodgment for proposed use of unit #01-XX as shop
13 Oct 2014RenewedFloor 1
Continued use as karaoke lounge
Continued use of the 1st storey shop unit #01-XX as karaoke lounge on lot 06626c mk17 at 424 balestier road (novena planning area)
25 Sept 2012RenewedFloor 1
Continued use as karaoke lounge
Continued use of the 1st storey shop unit #01-XX as karaoke lounge
13 Oct 2010RenewedFloor 1
Continued use as karaoke lounge
Continued use of the 1st storey shop unit #01-XX as karaoke lounge
14 Oct 2009ApprovedFloor 1
Change of use to karaoke lounge
Retention of use of unit #01-XX shop as karaoke lounge

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 Giffard Mansions?

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 Giffard Mansions right now?

Key takeaway3 units are currently listed at Giffard Mansions — 2 for sale and 1 for rent. One row per unit; several agents often market the same unit.

For sale (2)

Freehold I Central Location I Immediate Rental Income2 agentsS$850k · 474 sqft
Giffard Mansions2 agentsS$850k · 424 sqft

For rent (1)

Giffard Mansions2 agentsS$2k/mo · 366 sqft

Browse every listing at this building →

What is near Giffard Mansions?

Key takeawayThe nearest MRT/LRT is Toa Payoh MRT, about 737 m away — and 3 competing retail premisess operate nearby.

Getting around

Toa Payoh MRT737 m · ~12 min

Amenities nearby

Place Of Worship · 11 mBef Balestier Plaza · 19 mHeal Balestier Clinic · 46 mHotel · 63 mEducational Institution · 401 mRen Ci Community Hospital · 507 mToa Payoh MRT Exit B · 701 mWhampoa Community Club · 913 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 · 235 mBlks 91/92 Whampoa Drive # · 632 mSquare 2 · 821 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Giffard Mansions

Key takeawayThe nearest station is Toa Payoh (NS19), 701 m away — a busy station, with about 76,000 taps in and out on an average weekday. 15 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 42% of retail buildings

nearest MRT/LRT Toa Payoh (NS19) 701 m, about 76,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 17,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 57,000 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)701 m · about 76,000 weekday taps
Novena (NS20)773 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 Giffard Mansions. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Boon Teck Rd (URA)47 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Jln Rama Rama (URA)92 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Prome Rd (URA)101 m
S$0.60 per half-hour at midday on a weekday · 2 car lots
Minbu Rd Off St (URA)113 m
S$0.60 per half-hour at midday on a weekday · 111 car lots
Bhamo Rd (URA)179 m
S$0.60 per half-hour at midday on a weekday · 9 car lots

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

Who's registered at Giffard Mansions?

Key takeaway19 live companies (and LLPs and branches; sole proprietors are not counted) list Giffard Mansions as their registered address. These are registered businesses, not who occupies the space.

Construction
7
Professional, scientific and technical services
5
Wholesale and retail trade
3
Financial and insurance
1
Education
1
Administrative and support services
1
Arts, entertainment and recreation
1
Information and communications
0
Transportation and storage
0
Manufacturing
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Giffard Mansions

Where is Giffard Mansions?⌄

Giffard Mansions is at 424 Balestier Road, Singapore 329810, in the Novena planning area.

What is Giffard Mansions zoned as?⌄

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

What is the tenure of Giffard Mansions?⌄

Giffard Mansions is freehold.

Is Giffard Mansions a conserved property?⌄

Yes. Giffard Mansions falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Giffard Mansions sold for?⌄

Across 31 recorded transactions, the median price is S$1,133 psf. The latest was in January 2026.

What is the nearest MRT station to Giffard Mansions?⌄

Toa Payoh MRT is the closest, 737 m away (about a 12-minute walk).

How many businesses are registered at Giffard Mansions?⌄

25 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.

For agents · in the PropKaki app

The facts are here — now get the verdict on Giffard Mansions.

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This development is also registered as the residential project Giffard Mansions.

Read the figures right

Completion year: as CommercialGuru states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

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.

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 CommercialGuru, 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.