CommercialHOTELFreeholdDistrict 13 · Toa Payoh

Macpherson Mall

Reviewed by Nathan TangUpdated 8 November 2026Data through Jun 2021

Quick Summary

Macpherson Mall is a commercial building in District 13 · Toa Payoh, on land zoned HOTEL under the URA Master Plan. It is freehold. 62 transactions are on record since 1995, at a median S$4,876 psf, most recently in Jun 2021. 31 units are currently listed for sale or rent. ACRA records 70 live company registrations at this address.

The facts are here — now get the verdict on Macpherson Mall.

Ask PropKaki

What are the key facts about Macpherson Mall?

Key takeawayMacpherson Mall is a commercial building in District 13 · Toa Payoh, zoned HOTEL, held freehold.

Asset class: Commercial
Land-use zone: HOTEL
Gross plot ratio: Subject to Evaluation
Tenure: Freehold
District / Area: District 13 · Toa Payoh
Address: 401 Macpherson Road
Land area: —
Completed: 2018 (per CommercialGuru)
Storeys: 10 (© OpenStreetMap contributors)
Developer: LVND Investments Pte Ltd (per CommercialGuru)
Strata units (MCST): 83
Managing agent: EXCELTEC PROPERTY MANAGEMENT PTE LTD
Strata formed: 2017 (MCST 4510)
Submarket: City Fringe
Units with a recorded sale: At least 59
Listed as: Food & Beverage, Mall Shop
Transactions on record: 62 (records start 1995)
Live listings: 31
ACRA registrations: 70

Are there floor plans for Macpherson Mall?

Key takeawayWe hold the developer's sales-brochure floor plans for Macpherson Mall — 6 plans, linked to 54 of the 60 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

1st storey
2nd storey
3rd storey
BASEMENT

Units with a plan: 51 · 258 sq ft – 8,460 sq ft (recorded sales)
Shop units with a plan: 2 · 280 sq ft – 388 sq ft (recorded sales)
F&B / restaurant units with a plan: 1 · 388 sq ft (recorded sales)

Source: developer's sales brochure.

About Macpherson Mall

Macpherson Mall is a commercial building in Toa Payoh (District 13). It is located along Macpherson Road, Singapore 368125.

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

The site is freehold.

62 transactions have been recorded here, at a median of S$4,876 psf. The most recent was in June 2021.

80 businesses are currently registered at this address with ACRA.

The nearest MRT is Mattar MRT, 686 m away (about a 11-minute walk). The closest bus stop (Opp Jln Muhibbah) is 129 m away (about a 2-minute walk).

What is Macpherson Mall zoned as?

Key takeawayMacpherson Mall sits on land zoned HOTEL.

Land-use zone: HOTEL
Gross plot ratio: Subject to Evaluation

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

BCA-verified envelope: built 13,284 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 Macpherson Mall sold for?

Key takeawayAcross 62 recorded transactions since 1995, the median price is about S$2.50M, most recently in Jun 2021.

Date	Use	Price	Area	PSF
Jun 2021	Retail	S$3.00M	1,023 sqft	$2,934
Sept 2018	Retail	S$1.99M	764 sqft	$2,603
May 2018	Retail	S$1.25M	248 sqft	$5,064
Oct 2017	Retail	S$1.19M	581 sqft	$2,049
Sept 2017	Retail	S$7.69M	3,315 sqft	$2,321
Jul 2017	Retail	S$4.34M	807 sqft	$5,379
Sept 2016	Retail	S$916k	161 sqft	$5,674
Jun 2015	Retail	S$3.54M	753 sqft	$4,698
Jun 2015	Retail	S$2.84M	592 sqft	$4,797
Aug 2014	Retail	S$2.79M	560 sqft	$4,993

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 Macpherson Mall rent for?

Key takeawayNo rent is published for Macpherson Mall itself. On its street, Macpherson Road, retail space rented at a median of $4.26 psf a month in 2026Q3. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Macpherson Road

Street level · 2026Q3

25th pct

—

— psm

Median

$4.26

$45.86 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -4.8% on a year earlier

2023Q4 · $55.13 psm2026Q3 · $45.86 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 13 retail

Region band · 2026Q3

25th pct

$9.61

$103.41 psm

Median

$10.25

$110.37 psm

75th pct

$13.31

$143.25 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 13 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 Macpherson Mall

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 Macpherson Mall

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 18 units for rent; 13 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 6 new listings appeared and 2 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, 3 new listings appeared and 6 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 Macpherson Mall?

Key takeawayURA has approved 55 changes of use at Macpherson Mall since 2000, most recently in 2026, and refused 31. 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.

15 Jun 2026ApprovedFloor 1
Change of use to restaurant with live entertainment use
Proposed change of use of unit #01-XX and #01-XX to restaurant with live entertainment use
12 Jun 2026RenewedFloor 1
Continued use as restaurant with live entertainment
Continued use of units #01-XX and #01-XX as restaurant with live entertainment at macpherson mall
26 Jan 2026ApprovedFloor 3
Change of use: medical clinic → golf simulator use
Proposed change of use of unit #03-XX from medical clinic to golf simulator use at macpherson mall
9 Oct 2025RenewedFloor 1
Continued use as restaurant with live entertainment
Continued use of unit #01-XX as restaurant with live entertainment at macpherson mall
1 Sept 2025ApprovedFloor 1
Change of use to pet shop/pet grooming
Proposed change of use of unit #01-XX to pet shop/pet grooming at macpherson mall
9 May 2025RenewedFloor 1
Continued use as restaurant with live entertainment
Continued use of unit #01-XX as restaurant with live entertainment at macpherson mall
14 Mar 2025Agency worksFloor B1
Change of use to gym/fitness centre
Lodgment for proposed use of units #B1-XX, #B1-XX, #B1-XX, #B1-XX, #B1-XX and #B1-XX as gym/fitness centre
16 Jan 2025ApprovedFloor 4
Change of use to dining area
Proposed change of use of part of 4th storey hotel lobby (#04-XX) to dining area (for hotel guests only) at ibis styles singapore
20 Jun 2024RenewedFloor 1
Continued use as restaurant with live entertainment
Continued use of unit #01-XX as restaurant with live entertainment at macpherson mall
31 May 2024RenewedFloor 3
Continued use as restaurant with live entertainment
Continued use of unit #03-XX as restaurant with live entertainment
20 May 2024RenewedFloor 3
Continued use as restaurant with live entertainment
Continued use of unit #03-XX as restaurant with live entertainment
11 Mar 2024RenewedFloor 1
Continued use as restaurant with live entertainment
Continued use of unit #01-XX as restaurant with live entertainment at macpherson mall

110 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 Macpherson 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 Macpherson Mall?

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

Indicative area yield — District 13 retail

Gross yield (area)

7.9%

7.1% net of property tax

Rent side (median of bands)

$110.37 psm/mo

2026Q3

Price side (strata, 5y)

$1,558 psf

18 sales

An INDICATIVE AREA yield for District 13 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 13 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$85.88	$95.78	$103.50
B1 & Below · 30 & Below	$291.67	$294.44	$345.30
B1 & Below · >30 - 100	$48.39	$50.91	$73.81
Level 1 · >30 - 100	$120.93	$124.95	$183.00

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 Macpherson Mall right now?

Key takeaway31 units are currently listed at Macpherson Mall — 13 for sale and 18 for rent. One row per unit; several agents often market the same unit.

For sale (13)

Macpherson MallS$2.20M · 541 sqft
Macpherson MallS$29.85M · 12,055 sqft
M2 Macpherson Mall4 agentsS$7.00M · 3,315 sqft
City Fringe Business Hotel For SaleS$250.00M · 110,100 sqft

For rent (18)

Macpherson MallS$4k/mo · 552 sqft
Macpherson MallS$2k/mo · 250 sqft
Macpherson MallS$5k/mo · 452 sqft
Macpherson MallS$1k/mo · 215 sqft

Browse every listing at this building →

What is near Macpherson Mall?

Key takeawayThe nearest MRT/LRT is Mattar MRT, about 686 m away — and 2 competing retail premisess operate nearby.

Getting around

Mattar MRT686 m · ~11 min

Amenities nearby

Hotel · 0 mPlace Of Worship · 53 mOpp Jln Muhibbah · 129 mOasis@Mulberry Pk · 171 m1 Aljunied Medical · 175 mEducational Institution · 539 mMattar MRT Exit A · 618 mBlks 79/79A Circuit Road · 846 mBusiness Park · 1.2 km

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 · 16 mThe Woodleigh Mall · 1.2 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Macpherson Mall

Key takeawayThe nearest station is Mattar (DT25), 618 m away — a quiet station, with 9,848 taps in and out on an average weekday. 12 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 18% of retail buildings

nearest MRT/LRT Mattar (DT25) 618 m, about 9,848 taps a weekday; bus stops within 400 m: 9, about 18,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 41,000 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

Mattar (DT25)618 m · 9,848 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 Macpherson Mall. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 18,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Happy Ave North (URA)153 m
S$0.60 per half-hour at midday on a weekday · 7 car lots
Blk 3 To 5 Upper Aljunied Lane (HDB)220 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 60 car lots
Blk 2 Upper Aljunied Lane (HDB)280 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m
Blk 2A Joo Seng Road (HDB)309 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 449 car lots
Blk 10/11/19 To 21 Joo Seng Road (HDB)352 m
S$0.60 per half-hour at midday on a weekday · 245 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.

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

Who's registered at Macpherson Mall?

Key takeaway70 live companies (and LLPs and branches; sole proprietors are not counted) list Macpherson Mall as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
17
Accommodation and food services
13
Professional, scientific and technical services
7
Education
6
Construction
5
Manufacturing
4
Information and communications
4
Arts, entertainment and recreation
3
Financial and insurance
3
Other 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. Most registrations here are dead: this is a registered-office address (corporate secretaries), so the count says nothing about how busy the building is. ACRA, as of 2026-09-16.

What is Macpherson Mall's BCA building profile?

BCA building type: Mixed Development
Green Mark: Certified (2016)
Energy use intensity: 227 kWh/m²·yr

Frequently asked questions about Macpherson Mall

Where is Macpherson Mall?⌄

Macpherson Mall is at 401 Macpherson Road, Singapore 368125, in the Toa Payoh planning area.

What is Macpherson Mall zoned as?⌄

Macpherson Mall sits on land zoned hotel under the URA Master Plan.

What is the tenure of Macpherson Mall?⌄

Macpherson Mall is freehold.

What have units at Macpherson Mall sold for?⌄

Across 62 recorded transactions, the median price is S$4,876 psf. The latest was in June 2021.

What is the nearest MRT station to Macpherson Mall?⌄

Mattar MRT is the closest, 686 m away (about a 11-minute walk).

How many businesses are registered at Macpherson Mall?⌄

80 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 Macpherson Mall.

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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.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

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 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), the developer's sales brochure (floor plans) — 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.