CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 11 · Novena

Novena Gardens

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Novena Gardens is a commercial building in District 11 · Novena, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 1.4. ACRA records 30 live company registrations at this address.

The facts are here — now get the verdict on Novena Gardens.

Ask PropKaki

What are the key facts about Novena Gardens?

Key takeawayNovena Gardens is a commercial building in District 11 · Novena, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4
Tenure: Not on record
District / Area: District 11 · Novena
Address: 273 Thomson Road
Land area: 2,414 sqm
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 18
Strata formed: 1988 (MCST 1408)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 30

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 Novena Gardens

Novena Gardens is a mixed-use building in Novena (District 11). It is located along Thomson Road, Singapore 307644.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 1.4.

It occupies roughly 2,414 sqm of land with about 3,379 sqm of gross floor area.

35 businesses are currently registered at this address with ACRA.

The nearest MRT is Novena MRT, 204 m away (about a 3-minute walk). The closest bus stop (Bef Novena Stn Exit B) is 74 m away (about a 1-minute walk). Velocity @ Novena Square is 214 m away (about a 3-minute walk).

What is Novena Gardens zoned as?

Key takeawayNovena Gardens sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4

Run the full zoning report for this building →

What does space at Novena Gardens rent for?

Key takeawayNo rent is published for Novena Gardens 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 Novena Gardens

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 Novena Gardens?

Key takeawayURA has approved 5 changes of use at Novena Gardens since 2000, most recently in 2022. 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.

19 Apr 2024RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX and part of unit #01-XX as restaurant
18 Aug 2022ApprovedFloor 1
Change of use to restaurant
Proposed change of use of shop unit #01-XX to restaurant - novena gardens
19 Apr 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX and part of unit #01-XX to restaurant - novena gardens
15 Oct 2020RenewedFloor 1
Continued use as pet shop
Continued use of unit #01-XX as pet shop (sale of pets, pet accessories and provision of pet grooming services)
27 Aug 2020ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of unit #01-XX to medical clinic - novena gardens
8 Jul 2019RenewedFloor 1
Continued use as restaurant and part of premises #01-xx as restaurant sitting area
Continued use of premises #01-XX as restaurant and part of premises #01-XX as restaurant sitting area
18 Jul 2018Approved
Additions & alterations
Proposed additions and alterations to the existing 4-storey building with commercial uses at 1st storey & residential flats above with a basement (novena gardens) involving relocation of bin centre and reinstatement of driveway, new handicapped ramp & new planter boxes
2 Aug 2017RenewedFloor 1
Continued use as pet shop
Continued use of unit #01-XX as pet shop (sale of pets, pet accessories and provision of pet grooming services)
16 Aug 2016RenewedFloor 1
Continued use as restaurant and part of premises #01-xx as restaurant sitting area
Continued use of premises #01-XX as restaurant and part of premises #01-XX as restaurant sitting area
18 Dec 2014Approved
Additions & alterations
Proposed additions and alterations to the existing 4-storey building with commercial uses at 1st storey & residential flats above with a basement (novena gardens) involving relocation of bin centre and reinstatement of driveway, new handicapped ramp & new planter boxes
6 Aug 2014ApprovedFloor 1
Change of use to pet shop
Proposed change of use of unit #01-XX to pet shop (sale of pets, pet accessories and provision of pet grooming services) on lot 01313n pt ts28 at 273 thomson road (novena planning area)
26 Jul 2013RenewedFloor 1
Continued use as restaurant and part of premises #01-xx as restaurant sitting area
Continued use of premises #01-XX as restaurant and part of premises #01-XX as restaurant sitting area

5 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 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 Novena Gardens?

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 Novena Gardens?

Key takeawayThe nearest MRT/LRT is Novena MRT, about 204 m away.

Getting around

Novena MRT204 m · ~3 min

Amenities nearby

Bef Novena Stn Exit B · 74 mCold Storage Singapore (1983) Pte Ltd · 89 mPlace Of Worship · 92 mOneDoctors Family Clinic · 97 mEducational Institution · 139 mGentle Dr Pg · 144 mNovena MRT Exit B · 163 mVelocity @ Novena Square · 214 mHotel · 264 mMount Elizabeth Novena Hospital · 308 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Novena Gardens

Key takeawayThe nearest station is Novena (NS20), 163 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Blk 1 Thomson Road (HDB), 505 m away; the nearest URA season parking is Shrewsbury Area, 810 m away (S$80/month).

Foot traffic: busier than 61% of retail buildings

nearest MRT/LRT Novena (NS20) 163 m, about 85,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 19,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 29,000 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)163 m · about 85,000 weekday taps
Newton (NS21 / DT11)864 m · about 116,000 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 Novena Gardens. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.

Who's registered at Novena Gardens?

Key takeaway30 live companies (and LLPs and branches; sole proprietors are not counted) list Novena Gardens as their registered address. These are registered businesses, not who occupies the space.

Real estate
6
Wholesale and retail trade
5
Financial and insurance
4
Professional, scientific and technical services
3
Health and social services
3
Education
3
Administrative and support services
2
Construction
2
Information and communications
1
Accommodation and food services
1

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 Novena Gardens

Where is Novena Gardens?⌄

Novena Gardens is at 273 Thomson Road, Singapore 307644, in the Novena planning area.

What is Novena Gardens zoned as?⌄

Novena Gardens sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 1.4.

Have there been any recorded transactions at Novena Gardens?⌄

No caveats have been lodged for Novena Gardens 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 Novena Gardens?⌄

Novena MRT is the closest, 204 m away (about a 3-minute walk).

How many businesses are registered at Novena Gardens?⌄

35 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 Novena Gardens.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Novena Gardens — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

This development is also registered as the residential project Novena Gardens.

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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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.