Paya Lebar Quarter
Paya Lebar Quarter is a commercial building in District 14 · Geylang, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.2. 7 units are currently listed for rent. ACRA records 20 live company registrations at this address.
What are the key facts about Paya Lebar Quarter?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 4.2
- Tenure
- Not on record
- District / Area
- District 14 · Geylang
- Address
- 10 Paya Lebar Road
- Land area
- 20,694 sqm
- Completed
- Not on record
- Storeys
- 18 (© OpenStreetMap contributors)
- Strata units (MCST)
- 437
- Managing agent
- LENDLEASE RETAIL PTE. LTD.
- Strata formed
- 2022
- Owner
- Lendlease Global Commercial REIT (SGX filings)
- Net lettable area
- 317,350 sq ft (the owner's SGX filings)
- Car-park lots
- 343 (the owner's annual report (as filed on SGX))
- Submarket
- Paya Lebar Central
- Listed as
- Office, Food & Beverage
- Transactions on record
- None recorded
- Live listings
- 7
- ACRA registrations
- 20
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.
Who owns Paya Lebar Quarter, and what is it valued at?
- Committed occupancy
- 96.3% (as of 30 Jun 2026)
- Occupancy
- 96.3% (as of 30 Jun 2026)
- Tenants
- 195
- Car-park lots
- 343
- Land tenure
- leasehold
- Announced 25 Feb 2026DBS Trustee Limited bought a 30% interest in PLQ Mall for S$100.8 million (total consideration payable under the upa) from LL PLQM 1 Pte. Ltd..At the time: NLA 317,350 sq ft · occupancy 99.4% (Jan 2026) · WALE 2.2 years
- Announced 5 Nov 2025 · completed 27 Nov 2025DBS Trustee Limited, in its capacity as trustee of Lendlease REIT bought a 70% interest in PLQ Mall for S$885 million (agreed property value) from Seller.At the time: NLA 317,350 sq ft · occupancy 99.7% · WALE 2.5 years
Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.
About Paya Lebar Quarter
Paya Lebar Quarter is a commercial building in Geylang (District 14). It is located along Paya Lebar Road, Singapore 409057.
Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 4.2.
It occupies roughly 20,694 sqm of land with about 168,727 sqm of gross floor area.
22 businesses are currently registered at this address with ACRA.
The nearest MRT is Paya Lebar MRT, 166 m away (about a 3-minute walk). The closest bus stop (Paya Lebar Stn Exit D) is 83 m away (about a 1-minute walk). Paya Lebar Quarter is 221 m away (about a 4-minute walk).
What is Paya Lebar Quarter zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 4.2
- Urban design area
- Paya Lebar Central
What does space at Paya Lebar Quarter rent for?
Retail space on Paya Lebar Road
Street level · 2026Q3S$ per sq ft per month · median -5.9% on a year earlier
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 Paya Lebar Road
Street level · 2026Q3S$ per sq ft per month · median -2.8% on a year earlier
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 14 retail
Region band · 2026Q3S$ 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 14 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 Paya Lebar Quarter
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
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 Paya Lebar Quarter
Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 2 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 Paya Lebar Quarter?
- 29 Jul 2026ApprovedAdditions & alterations
Proposed amendment to the approved addition and alteration at 2nd storey of the existing paya lebar quarter mall on lot 07373t mk23 at 10 paya lebar road
- 5 Feb 2026ApprovedFloor 1Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
- 21 Jan 2026RenewedFloor 5Continued use as karaoke lounge
Continued use of shop unit #05-XX as karaoke lounge at existing paya lebar quarter
- 1 Dec 2025ApprovedAdditions & alterations
Proposed addition and alteration at 2nd storey of the existing paya lebar quarter mall on lot 07373t mk23 at 10 paya lebar road (geylang planning area)
- 27 Nov 2025RenewedFloor B1Continued use as massage establishment
Continued use of unit #B1-XX as massage establishment (beauty salon & spa) at paya lebar quarter
- 31 Oct 2025ApprovedFloor 3Change of use to medical clinic
Proposed change of use of shop unit #03-XX to medical clinic
- 11 Sept 2025RenewedFloor 4Continued use as massage establishment
Continued use of unit #04-XX as massage establishment at existing paya lebar quarter (geylang planning area)
- 5 Sept 2025RenewedFloor 5Continued use as amusement centre
Proposed continued use of unit #05-XX as amusement centre at existing paya lebar quarter (geylang planning area)
- 6 Aug 2025RenewedFloor B1Continued use as massage establishment
Proposed continued use of unit #B1-XX as massage establishment at existing paya lebar quarter
- 7 Oct 2024RenewedFloor 3Continued use as restaurant and bar
Continued use of units #03-XX, #03-XX and #03-XX as restaurant and bar at existing paya lebar quarter
- 27 Sept 2024RenewedFloor 1Continued use as restaurant cum bar with ancillary live entertainment
Continued use of unit #01-XX from approved restaurant to restaurant cum bar with ancillary live entertainment at existing paya lebar quarter
- 13 Aug 2024RenewedFloor 3Continued use as amusement centre
Continued use of shop units #03-XX and #03-XX as amusement centre at paya lebar quarter
38 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$54.50 per unit).
How does Paya Lebar Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Paya Lebar Quarter?
Indicative area yield — District 14 retail
An INDICATIVE AREA yield for District 14 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 14 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $60.26 | $68.83 | $77.30 |
| B1 & Below · 30 & Below | $52.94 | $76.47 | $130.25 |
| Level 1 · 30 & Below | $85.00 | $125.00 | $205.26 |
| Level 2 & 3 · >30 - 100 | $71.17 | $84.43 | $161.43 |
| Level 1 · >30 - 100 | $80.67 | $127.33 | $161.46 |
| Level 4 & Above · >30 - 100 | $69.97 | $74.47 | $74.91 |
| B1 & Below · >30 - 100 | $104.10 | $206.00 | $256.12 |
| Level 2 & 3 · >100 - 300 | $101.65 | $112.97 | $180.02 |
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 Paya Lebar Quarter right now?
For rent (7)
- Paya Lebar QuarterS$31k/mo · 3,600 sqft
- Paya Lebar QuarterS$11k/mo · 323 sqft
- Paya Lebar QuarterS$19k/mo · 1,100 sqft
- Paya Lebar QuarterS$218k/mo · 23,708 sqft
What is near Paya Lebar Quarter?
Getting around
- Paya Lebar MRT166 m · ~3 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at Paya Lebar Quarter
nearest MRT/LRT Paya Lebar (EW8/CC9) 101 m, about 95,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 15, about 50,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 42,000 residents within 1 km (June 2026); 4 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
- Paya Lebar (EW8 / CC9)101 m · about 95,000 weekday taps
- Dakota (CC8)870 m · about 16,000 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 Paya Lebar Quarter. Transfers between lines don't tap, so interchanges read low.
Bus
15 bus stops within 400 m, with about 50,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Lor 41 Geylang (URA)157 mS$0.60 per half-hour at midday on a weekday · 44 car lots
- Guillemard Rd (URA)204 mS$0.60 per half-hour at midday on a weekday · 8 car lots
- Lor 39 Geylang (URA)224 mS$0.60 per half-hour at midday on a weekday · 19 car lots
- Lor 39 Service Rd Geyl Ang (URA)260 mS$0.60 per half-hour at midday on a weekday · 5 car lots
- Service Rd (Lor 44 Gey Lang) (URA)274 mS$0.60 per half-hour at midday on a weekday · 5 car lots
Nearest URA season parking: Tanjong Katong Rd Off St, 1.1 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. Paya Lebar Quarter's own car park, if it has one, and its charges are not in the open data.
Who's registered at Paya Lebar Quarter?
- Accommodation and food services10
- Wholesale and retail trade3
- Other services2
- Information and communications2
- Health and social services2
- Education1
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.
Frequently asked questions about Paya Lebar Quarter
Where is Paya Lebar Quarter?⌄
Paya Lebar Quarter is at 10 Paya Lebar Road, Singapore 409057, in the Geylang planning area.
What is Paya Lebar Quarter zoned as?⌄
Paya Lebar Quarter sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.
Have there been any recorded transactions at Paya Lebar Quarter?⌄
No caveats have been lodged for Paya Lebar Quarter 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 Paya Lebar Quarter?⌄
Paya Lebar MRT is the closest, 166 m away (about a 3-minute walk).
How many businesses are registered at Paya Lebar Quarter?⌄
22 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.
The facts are here — now get the verdict on Paya Lebar Quarter.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.