CommercialHOTELFreeholdDistrict 5 · Queenstown

Nol Building

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Nol Building is a commercial building in District 5 · Queenstown, on land zoned HOTEL under the URA Master Plan with a gross plot ratio of 2.8. It is freehold. ACRA records 174 live company registrations at this address.

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

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What are the key facts about Nol Building?

Key takeawayNol Building is a commercial building in District 5 · Queenstown, zoned HOTEL, held freehold.

Asset class: Commercial
Land-use zone: HOTEL
Gross plot ratio: 2.8
Tenure: Freehold
District / Area: District 5 · Queenstown
Address: —
Land area: 10,039 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 174

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Nol Building

Nol Building is a commercial building in Queenstown (District 05). It is located along Alexandra Road, Singapore 119962.

Under the URA Master Plan it sits on land zoned hotel with a gross plot ratio of 2.8.

The site is freehold. It occupies roughly 10,039 sqm of land with about 28,110 sqm of gross floor area.

181 businesses are currently registered at this address with ACRA.

The nearest MRT is Labrador Park MRT, 360 m away (about a 6-minute walk). The closest bus stop (Alexandra Retail Ctr) is 90 m away (about a 1-minute walk). Anchorpoint is 1.5 km away.

What is Nol Building zoned as?

Key takeawayNol Building sits on land zoned HOTEL with a gross plot ratio of 2.8.

Land-use zone: HOTEL
Gross plot ratio: 2.8

BCA-verified envelope: allowable GFA 28,109 sqm · built 28,100 sqm · headroom 9 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 does space at Nol Building rent for?

Key takeawayNo rent is published for Nol Building itself. On its street, Alexandra Road, retail space rented at a median of $10.89 psf a month in 2026Q3, with the middle half of leases between $8.55 and $12.39. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Alexandra Road

Street level · 2026Q3

25th pct

$8.55

$92.05 psm

Median

$10.89

$117.19 psm

75th pct

$12.39

$133.36 psm

S$ per sq ft per month · median -9.2% on a year earlier

2023Q4 · $106.56 psm2026Q3 · $117.19 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 Alexandra Road

Street level · 2026Q3

25th pct

$7.05

$75.89 psm

Median

$7.55

$81.27 psm

75th pct

$7.79

$83.89 psm

S$ per sq ft per month · median +3.4% on a year earlier

2023Q4 · $79.48 psm2026Q3 · $81.27 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 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 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 5 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 Nol 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 Nol Building?

Key takeawayURA has approved 20 changes of use at Nol Building 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.

22 May 2026Agency worksFloor 18
Change of use to gym/fitness centre
Lodgment for proposed change of use of units #18-XX & #18-XX to gym/fitness centre
7 Apr 2026ApprovedFloor 1
Change of use to childcare centre cum commercial school
Proposed change of use of units #01-XX, #01-XX, #01-XX, #01-XX, #01-XX & #01-XX to childcare centre cum commercial school
9 Jul 2025Agency worksFloor 12
Change of use to gym/fitness centre
Lodgment for proposed use of unit #12-XX as gym/fitness centre
8 May 2025RenewedFloor 1
Continued use as karaoke lounge
Continued use of units #01-XX, #01-XX & #01-XX as karaoke lounge
1 Aug 2024ApprovedFloors 11, 22
Change of use to foreign system school
Proposed change of use of units #11-XX, #11-XX and #22-XX to foreign system school at fragrance empire building
4 Jul 2024ApprovedFloor 23
Change of use to commercial school
Proposed change of use of unit #23-XX to commercial school at fragrance empire building
20 Jun 2024ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment at fragrance empire building
24 May 2024ApprovedFloor 1
Change of use to karaoke lounge as an extension
Proposed change of use of shop unit #01-XX to karaoke lounge as an extension of existing karaoke lounge at units #01-XX & #01-XX
20 Mar 2024ApprovedFloor 10
Change of use to commercial school
Proposed change of use of office units #10-XX & #10-XX to commercial school at fragrance empire building
2 Oct 2023RefusedFloor 1
Change of use to karaoke lounge as an extension
Proposed change of use of shop units #01-XX, #01-XX, #01-XX, #01-XX & #01-XX to karaoke lounge as an extension of existing karaoke lounge at units #01-XX & #01-XX
16 Aug 2023ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school at fragrance empire building
16 Aug 2023ApprovedFloor 2
Change of use to student care centre
Proposed change of use of units #02-XX & #02-XX to student care centre at fragrance empire building

15 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 Alexandra 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 Nol 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 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 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 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

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 Nol Building?

Key takeawayThe nearest MRT/LRT is Labrador Park MRT, about 360 m away.

Getting around

Labrador Park MRT360 m · ~6 min

Amenities nearby

Hotel · 0 mBusiness Park · 33 mAlexandra Retail Ctr · 90 mNTUC Fairprice Co-operative Ltd · 137 mShenton Wellness Centre (Alexandra) · 172 mLabrador Park MRT Exit A · 364 mPlace Of Worship · 644 mEducational Institution · 724 mTelok Blangah Community Club · 729 mBlk 79 Telok Blangah Drive · 729 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Nol Building

Key takeawayThe nearest station is Labrador Park (CC27), 360 m away — a moderately busy station, with about 20,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 12% of office buildings

nearest MRT/LRT Labrador Park (CC27) 360 m, about 20,000 taps a weekday; bus stops within 400 m: 8, about 20,000 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 17,000 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

Labrador Park (CC27)360 m · about 20,000 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 Nol Building. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Telok Blangah Drive Hv P (URA)446 m

Nearest URA season parking: Pasir Panjang Road Are A, 654 m away, S$90/month.

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

Who's registered at Nol Building?

Key takeaway174 live companies (and LLPs and branches; sole proprietors are not counted) list Nol Building as their registered address. These are registered businesses, not who occupies the space.

Transportation and storage
66
Financial and insurance
42
Wholesale and retail trade
11
Health and social services
11
Professional, scientific and technical services
7
Education
7
Administrative and support services
7
Information and communications
5
Manufacturing
5
Accommodation and food services
5

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 Nol Building's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 126 kWh/m²·yr

Frequently asked questions about Nol Building

Where is Nol Building?⌄

Nol Building is at Alexandra Road, Singapore 119962, in the Queenstown planning area.

What is Nol Building zoned as?⌄

Nol Building sits on land zoned hotel under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Nol Building?⌄

Nol Building is freehold.

Have there been any recorded transactions at Nol Building?⌄

No caveats have been lodged for Nol Building in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to Nol Building?⌄

Labrador Park MRT is the closest, 360 m away (about a 6-minute walk).

How many businesses are registered at Nol Building?⌄

181 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.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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