CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 11 · Novena

Novena Regency

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2021

Quick Summary

Novena Regency 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. It is freehold. 32 transactions are on record since 1995, at a median S$7,640 psf, most recently in Aug 2021. 24 units are currently listed for sale or rent. ACRA records 24 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Novena Regency?

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

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 1.4
Tenure: Freehold
District / Area: District 11 · Novena
Address: 275 Thomson Road
Land area: 4,894 sqm
Completed: 2017 (per CommercialGuru)
Storeys: 5 (© OpenStreetMap contributors)
Developer: Fragrance Realty Pte Ltd (per CommercialGuru)
Total units (CommercialGuru's count): 45
Strata lots (whole development, MCST): 100
Managing agent: CHAMBERS PROPERTY MANAGEMENT SERVICES PTE LTD
Strata formed: 2015 (MCST 4240)
Submarket: City Fringe
Units with a recorded sale: At least 26
Transactions on record: 32 (records start 1995)
Live listings: 24
ACRA registrations: 24

What are the specs at Novena Regency?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: canteen / food outlets, car park; Source: CommercialGuru

About Novena Regency

Novena Regency is a mixed-use building in Novena (District 11). It is located along Thomson Road, Singapore 307645.

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

The site is freehold. It occupies roughly 4,894 sqm of land with about 6,851 sqm of gross floor area.

32 transactions have been recorded here, at a median of S$7,640 psf. The most recent was in August 2021.

33 businesses are currently registered at this address with ACRA.

The nearest MRT is Novena MRT, 265 m away (about a 4-minute walk). The closest bus stop (Opp Novena Ch) is 34 m away (about a 0-minute walk).

What is Novena Regency zoned as?

Key takeawayNovena Regency 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 has Novena Regency sold for?

Key takeawayAcross 32 recorded transactions since 1995, the median price is about S$2.65M, most recently in Aug 2021.

Date	Use	Price	Area	PSF
Aug 2021	Retail	S$1.20M	280 sqft	$4,288
Jul 2021	Retail	S$4.60M	947 sqft	$4,854
Apr 2015	Retail	S$4.25M	657 sqft	$6,473
Apr 2015	Retail	S$4.25M	657 sqft	$6,473
Sept 2014	Retail	S$1.97M	280 sqft	$7,051
Aug 2014	Retail	S$2.25M	280 sqft	$8,040
Apr 2014	Retail	S$1.51M	194 sqft	$7,810
Apr 2014	Retail	S$4.39M	646 sqft	$6,803
Apr 2014	Retail	S$4.33M	657 sqft	$6,594
Oct 2013	Retail	S$2.25M	280 sqft	$8,036

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 Novena Regency rent for?

Key takeawayNo rent is published for Novena Regency 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 Regency

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 Novena Regency

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 9 units for rent; 15 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 3 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.

Sale: 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.

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 Novena Regency?

Key takeawayURA has approved 26 changes of use at Novena Regency since 2000, most recently in 2025, and refused 3. 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.

24 Jul 2025ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX of novena regency to commercial school
10 Mar 2025ApprovedFloor 1
Change of use to shop
Proposed change of use of #01-XX (novena regency) to shop
27 Feb 2025ApprovedFloor 1
Change of use to commercial school
Proposed change of use of #01-XX (novena regency) to commercial school
7 Nov 2024ApprovedFloor 1
Change of use to commercial school
Proposed change of use of #01-XX (novena regency) to commercial school
24 Oct 2024ApprovedFloor 1
Change of use to commercial school
Proposed change of use of #01-XX (novena regency) to commercial school
24 Sept 2024ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX (novena regency) to shop (physiotherapy)
14 Aug 2024ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of shop at unit #01-XX to medical clinic (dental) novena regency
17 Nov 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of units #01-XX and #01-XX of novena regency to commercial school
30 Oct 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school - novena regency
5 Sept 2023ApprovedFloor 1
Change of use: shop → commercial school
Proposed change of use of unit #01-XX from shop to commercial school - novena regency
5 Jan 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop units #01-XX, #01-XX, #01-XX and #01-XX to commercial school - novena regency
4 Nov 2022ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant - novena regency

22 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 Regency?

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 available at Novena Regency right now?

Key takeaway24 units are currently listed at Novena Regency — 15 for sale and 9 for rent. One row per unit; several agents often market the same unit.

For sale (15)

Novena RegencyS$7.90M · 990 sqft
Novena RegencyS$3.62M · 753 sqft
Novena RegencyS$6.80M · 980 sqft
Novena Regency3 agentsS$6.83M · 990 sqft

For rent (9)

Novena Regency4 agentsS$3k/mo · 280 sqft
Novena Regency2 agentsS$11k/mo · 980 sqft
Novena RegencyS$10k/mo · 883 sqft
Novena Regency2 agentsS$3k/mo · 269 sqft

Browse every listing at this building →

What is near Novena Regency?

Key takeawayThe nearest MRT/LRT is Novena MRT, about 265 m away — and 2 competing retail premisess operate nearby.

Getting around

Novena MRT265 m · ~4 min

Amenities nearby

OneDoctors Family Clinic · 13 mOpp Novena Ch · 34 mEducational Institution · 50 mPlace Of Worship · 70 mGentle Dr Pg · 128 mNovena MRT Exit B · 243 mMount Elizabeth Novena Hospital · 316 mHotel · 333 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 · 0 mVelocity @ Novena Square · 287 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Novena Regency

Key takeawayThe nearest station is Novena (NS20), 242 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 50% of retail buildings

nearest MRT/LRT Novena (NS20) 242 m, about 85,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 5, about 17,000 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)242 m · about 85,000 weekday taps
Newton (NS21 / DT11)903 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 Regency. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Blk 1 Thomson Road (HDB)439 m
S$0.60 per half-hour at midday on a weekday · 67 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: Shrewsbury Area, 880 m away, S$80/month.

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

Who's registered at Novena Regency?

Key takeaway24 live companies (and LLPs and branches; sole proprietors are not counted) list Novena Regency as their registered address. These are registered businesses, not who occupies the space.

Education
7
Accommodation and food services
6
Other services
4
Health and social services
3
Professional, scientific and technical services
2
Wholesale and retail trade
1
Financial and insurance
1
Transportation and storage
0
Administrative and support 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Novena Regency

Where is Novena Regency?⌄

Novena Regency is at 275 Thomson Road, Singapore 307645, in the Novena planning area.

What is Novena Regency zoned as?⌄

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

What is the tenure of Novena Regency?⌄

Novena Regency is freehold.

What have units at Novena Regency sold for?⌄

Across 32 recorded transactions, the median price is S$7,640 psf. The latest was in August 2021.

What is the nearest MRT station to Novena Regency?⌄

Novena MRT is the closest, 265 m away (about a 4-minute walk).

How many businesses are registered at Novena Regency?⌄

33 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 Regency.

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Tell me about Novena Regency — 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.

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

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: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

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.

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.

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, 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.