CommercialCOMMERCIALLeaseholdDistrict 14 · Geylang

Paya Lebar Square

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

Paya Lebar Square 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. It is leasehold with roughly 84 years remaining. 690 transactions are on record since 1995, at a median S$1,828 psf, most recently in Sept 2026. 91 units are currently listed for sale or rent. ACRA records 18,057 live company registrations at this address.

The facts are here — now get the verdict on Paya Lebar Square.

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What are the key facts about Paya Lebar Square?

Key takeawayPaya Lebar Square is a commercial building in District 14 · Geylang, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Tenure: Leasehold
District / Area: District 14 · Geylang
Address: 60 Paya Lebar Road
Land area: 14,852 sqm
Completed: 2014 (per EdgeProp listings)
Storeys: 13 (© OpenStreetMap contributors)
Developer: Paya Lebar Development Pte Ltd (per CommercialGuru)
Strata units (MCST): 726
Managing agent: CBRE PTE LTD
Strata formed: 2016 (MCST 4311)
Submarket: Paya Lebar Central
Units with a recorded sale: At least 488
Listed as: Office, Food & Beverage, Shop / Shophouse
Transactions on record: 690 (records start 1995)
Live listings: 91
ACRA registrations: 18,057

What are the specs at Paya Lebar Square?

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

Facilities: car park; Source: CommercialGuru

About Paya Lebar Square

Paya Lebar Square is a commercial building in Geylang (District 14). It is located along Paya Lebar Road, Singapore 409051.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 4.2.

The site is leasehold, with about 84 years remaining on the lease. It occupies roughly 14,852 sqm of land with about 62,376 sqm of gross floor area.

688 transactions have been recorded here, at a median of S$1,827 psf. The most recent was in August 2026.

20,972 businesses are currently registered at this address with ACRA.

The nearest MRT is Paya Lebar MRT, 178 m away (about a 3-minute walk). The closest bus stop (Paya Lebar Stn Exit B) is 57 m away (about a 1-minute walk).

What is Paya Lebar Square zoned as?

Key takeawayPaya Lebar Square sits on land zoned COMMERCIAL with a gross plot ratio of 4.2.

Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Urban design area: Paya Lebar Central

BCA-verified envelope: allowable GFA 62,378 sqm · built 61,153 sqm · headroom 1,225 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 Paya Lebar Square sold for?

Key takeawayAcross 690 recorded transactions since 1995, the median price is about S$1.10M, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Office	S$1.20M	538 sqft	$2,230
Sept 2026	Office	S$1.42M	646 sqft	$2,199
Aug 2026	Office	S$3.09M	1,324 sqft	$2,332
Aug 2026	Office	S$1.28M	538 sqft	$2,384
Jul 2026	Office	S$2.42M	1,012 sqft	$2,388
Jun 2026	Office	S$3.08M	1,356 sqft	$2,271
Jun 2026	Office	S$1.26M	549 sqft	$2,295
May 2026	Office	S$1.25M	484 sqft	$2,581
Mar 2026	Office	S$1.41M	635 sqft	$2,217
Mar 2026	Office	S$1.69M	721 sqft	$2,343

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 Paya Lebar Square rent for?

Key takeawayNo rent is published for Paya Lebar Square itself. On its street, Paya Lebar Road, office space rented at a median of $6.62 psf a month in 2026Q3, with the middle half of leases between $6.40 and $6.92. That is not this building's own rent, and never a quote for a particular unit.

Office space on Paya Lebar Road

Street level · 2026Q3

25th pct

$6.40

$68.92 psm

Median

$6.62

$71.25 psm

75th pct

$6.92

$74.47 psm

S$ per sq ft per month · median -2.8% on a year earlier

2023Q4 · $69.15 psm2026Q3 · $71.25 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 on Paya Lebar Road

Street level · 2026Q3

25th pct

$15.06

$162.09 psm

Median

$20.49

$220.58 psm

75th pct

$26.42

$284.38 psm

S$ per sq ft per month · median -5.9% on a year earlier

2023Q4 · $212.79 psm2026Q3 · $220.58 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 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 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 Square

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m 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 Paya Lebar Square

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 47 units for rent; 44 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 8 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.

Sale: between 6 Aug 2026 and 28 Aug 2026, 6 new listings appeared and 7 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 Square?

Key takeawayURA has approved 20 changes of use at Paya Lebar Square since 2000, most recently in 2024, and refused 2. 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.

2 Feb 2026RenewedFloor 1
Continued use as massage establishment
Continued use of unit #01-XX as massage establishment
25 Sept 2025RenewedFloor 2
Continued use as massage establishment
Continued use of unit #02-XX as massage establishment
5 May 2025RefusedFloor 4
Change of use to commercial school
Proposed change of use of unit #04-XX to commercial school
28 Oct 2024ApprovedFloor B1
Change of use to restaurant
Proposed change of use of unit #B1-XX to restaurant
11 Sept 2023RenewedFloor 2
Continued use as massage establishment
Continued use of shop units #02-XX and #02-XX as massage establishment
6 Apr 2023ApprovedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment
20 Dec 2022ApprovedFloor B1
Change of use to aesthetic clinic
Proposed change of use of part unit #B1-XX to an aesthetic clinic
9 Dec 2022ApprovedFloor 2
Change of use to massage establishment
Proposed change of use of unit #02-XX to massage establishment
13 Sept 2022Approved
Change of use to betting outlet
Proposed change of use of part of supermarket unit #b1 01/02/03/04/05 to betting outlet
7 Jun 2022ApprovedFloor 1
Change of use to dental clinic
Change of use of the 1st storey unit #01-XX of paya lebar square to dental clinic
13 Apr 2022ApprovedFloor B1
Change of use to medical clinic
Change of use of basement 1 unit #B1-XX to medical clinic
30 Aug 2021ApprovedFloor B1
Change of use to shop
Change of use of the basaement 1 unit #B1-XX to shop (take-away foodshop)

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 Paya Lebar Road price?

Key takeawayAcross 105 strata sales on Paya Lebar Road in the last 5 years, the median is $2,209 psf.

Strata sales on the street (5y)

105

Street median PSF (strata)

$2,209

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Paya Lebar Square?

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

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

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 Square right now?

Key takeaway91 units are currently listed at Paya Lebar Square — 44 for sale and 47 for rent. One row per unit; several agents often market the same unit.

For sale (44)

Paya Lebar SquareS$1.30M · 520 sqft
Paya Lebar SquareS$1.22M · 506 sqft
Paya Lebar SquareS$2.10M · 872 sqft
Paya Lebar SquareS$1.32M · 538 sqft

For rent (47)

Paya Lebar SquareS$12k/mo · 1,550 sqft
Paya Lebar SquareS$6k/mo · 872 sqft
Paya Lebar SquareS$3k/mo · 400 sqft
Paya Lebar Square2 agentsS$10k/mo · 1,324 sqft

Browse every listing at this building →

What is near Paya Lebar Square?

Key takeawayThe nearest MRT/LRT is Paya Lebar MRT, about 178 m away — and 2 competing retail premisess operate nearby.

Getting around

Paya Lebar MRT178 m · ~3 min

Amenities nearby

Phoenix Medical Group (Paya Lebar) · 40 mPaya Lebar Stn Exit B · 57 mPaya Lebar MRT Exit B · 66 mPlace Of Worship · 142 mEducational Institution · 220 mHotel · 241 mGuillemard Rd Os · 475 mGeylang Serai Community Club · 549 mGeylang Polyclinic · 607 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 mBlks 13/14 Haig Road · 531 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Paya Lebar Square

Key takeawayThe nearest station is Paya Lebar (EW8 / CC9), 65 m away — one of the busiest stations, with about 95,000 taps in and out on an average weekday. 6 public car parks are within 500 m.

Foot traffic: busier than 95% of retail buildings

nearest MRT/LRT Paya Lebar (EW8/CC9) 65 m, about 95,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 11, about 38,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 43,000 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

Paya Lebar (EW8 / CC9)65 m · about 95,000 weekday taps
MacPherson (CC10 / DT26)785 m · about 39,000 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 Square. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 38,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor 41 Geylang (URA)358 m
S$0.60 per half-hour at midday on a weekday · 44 car lots
Tanjong Katong Complex (URA)364 m
S$0.60 per half-hour at midday on a weekday · 355 car lots
Lor 39 Service Rd Geyl Ang (URA)402 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Eunos Rd 7 - Eunos Ave 6 Hvp (URA)404 m
Lor 39 Geylang (URA)414 m
S$0.60 per half-hour at midday on a weekday · 19 car lots

Nearest URA season parking: Geylang Area, 1.3 km away, S$90/month.

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

Who's registered at Paya Lebar Square?

Key takeaway18,057 live companies (and LLPs and branches; sole proprietors are not counted) list Paya Lebar Square as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
5,039
Professional, scientific and technical services
3,789
Information and communications
3,491
Financial and insurance
1,447
Administrative and support services
700
Construction
682
Transportation and storage
647
Manufacturing
597
Education
579
Accommodation and food services
287

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 Paya Lebar Square's BCA building profile?

BCA building type: Office
Green Mark: GoldPlus (2013)
Energy use intensity: 243 kWh/m²·yr

Frequently asked questions about Paya Lebar Square

Where is Paya Lebar Square?⌄

Paya Lebar Square is at 60 Paya Lebar Road, Singapore 409051, in the Geylang planning area.

What is Paya Lebar Square zoned as?⌄

Paya Lebar Square sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of Paya Lebar Square?⌄

Paya Lebar Square is leasehold. About 84 years remain on the lease.

What have units at Paya Lebar Square sold for?⌄

Across 688 recorded transactions, the median price is S$1,827 psf. The latest was in August 2026.

What is the nearest MRT station to Paya Lebar Square?⌄

Paya Lebar MRT is the closest, 178 m away (about a 3-minute walk).

How many businesses are registered at Paya Lebar Square?⌄

20,972 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

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Read the figures right

Completion year: as EdgeProp listings 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.

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 EdgeProp listings, 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) — 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.