CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 19 · Hougang

Prestige Point

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2021

Quick Summary

Prestige Point is a commercial building in District 19 · Hougang, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 9 transactions are on record since 1995, most recently in Jul 2021. 4 units are currently listed for sale or rent. ACRA records 10 live company registrations at this address.

The facts are here — now get the verdict on Prestige Point.

Ask PropKaki

What are the key facts about Prestige Point?

Key takeawayPrestige Point is a commercial building in District 19 · Hougang, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 19 · Hougang
Address: 398 Upper Paya Lebar Road
Land area: 619 sqm
Completed: 2016 (per EdgeProp)
Storeys: 4 (© OpenStreetMap contributors)
Developer: Mega Wave Realty Pte Ltd (per CommercialGuru)
Total units (CommercialGuru's count): 12
Strata lots (whole development, MCST): 27
Managing agent: EARNEST MANAGEMENT SERVICES PTE LTD
Strata formed: 2016 (MCST 4335)
Submarket: Suburban
Units with a recorded sale: At least 9
Transactions on record: 9 (records start 1995)
Live listings: 4
ACRA registrations: 10

What are the specs at Prestige Point?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Power supply: 30A or 60A (varies by unit); Source: the developer's sales brochure

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for Prestige Point?

Key takeawayWe hold the developer's sales-brochure floor plans for Prestige Point — 12 plans, linked to 9 of the 9 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

TYPE S2
TYPE S3
TYPE S4
TYPE S5
TYPE S1
TYPE S6
TYPE S7
TYPE S8
TYPE S10
TYPE S9
TYPE S11
TYPE S12

Units with a plan: 9 · 172 sq ft – 1,001 sq ft (recorded sales)

Source: developer's sales brochure.

About Prestige Point

Prestige Point is a mixed-use building in Hougang (District 19). It is located along Upper Paya Lebar Road, Singapore 534986.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

The site is freehold. It occupies roughly 619 sqm of land with about 1,858 sqm of gross floor area.

9 transactions have been recorded here, at a median of S$2,785 psf. The most recent was in July 2021.

13 businesses are currently registered at this address with ACRA.

The nearest MRT is Bartley MRT, 794 m away (about a 12-minute walk). The closest bus stop (Aft Paya Lebar Cres) is 67 m away (about a 1-minute walk).

What is Prestige Point zoned as?

Key takeawayPrestige Point sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Prestige Point sold for?

Key takeaway9 transactions are on record since 1995, most recently in Jul 2021 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2021	Office	S$510k	172 sqft	$2,961
Mar 2016	Retail	S$1.50M	538 sqft	$2,786
Mar 2016	Retail	S$1.59M	570 sqft	$2,785
Mar 2016	Retail	S$1.71M	614 sqft	$2,790
Apr 2015	Retail	S$1.60M	1,001 sqft	$1,598
Mar 2014	Retail	S$1.19M	474 sqft	$2,502
Mar 2014	Retail	S$1.92M	592 sqft	$3,240
Mar 2014	Retail	S$879k	366 sqft	$2,401
Feb 2014	Retail	S$873k	366 sqft	$2,385

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 Prestige Point rent for?

Key takeawayNo rent is published for Prestige Point itself. On its street, Upper Paya Lebar Road, retail space rented at a median of $4.16 psf a month in 2021Q4. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Paya Lebar Road

Street level · 2021Q4

25th pct

—

— psm

Median

$4.16

$44.81 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

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 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 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 19 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 Prestige Point

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 Prestige Point

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 2 units for rent; 2 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 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, 0 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.

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 Prestige Point?

Key takeawayURA has approved 10 changes of use at Prestige Point since 2000, most recently in 2024. 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.

31 May 2024ApprovedFloor 1
Change of use to pet grooming shop
Proposed change of use of unit #01-XX to pet grooming shop
22 Feb 2024ApprovedFloor 2
Change of use to gym/fitness centre
Proposed change of use of unit #02-XX to gym/fitness centre
14 Aug 2023RenewedFloor 2
Continued use as commercial school
Continued use of units #02-XX, #02-XX and #02-XX as commercial school
23 Aug 2022ApprovedFloor 2
Change of use to clinic
Proposed change of use of unit #02-XX to clinic
18 Apr 2022ApprovedFloor 2
Change of use to gym/fitness centre
Proposed change of use of unit #02-XX to gym/fitness centre
12 Aug 2020ApprovedFloor 2
Change of use to commercial school
Proposed change of use of units #02-XX, #02-XX and #02-XX to commercial school at prestige point
20 Jan 2020ApprovedFloor 1
Change of use to pet grooming and sales of pet products
Proposed change of use of unit #01-XX to pet grooming and sales of pet products
22 Oct 2019ApprovedFloors 1, 2
Change of use to commercial school
Proposed change of use of units #01-XX, #01-XX, #01-XX and #02-XX to commercial school at prestige point
11 Oct 2019ApprovedFloor 2
Change of use to amusement centre
Proposed change of use of unit #02-XX to amusement centre at prestige point
5 Jan 2018ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school at prestige point
14 Mar 2016ApprovedFloor 1
Change of use to health centre
Proposed change of use of shop unit #01-XX to health centre (cat 1 me)

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 Upper Paya Lebar 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 Prestige Point?

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

Indicative area yield — District 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

An INDICATIVE AREA yield for District 19 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 19 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$63.64	$104.00	$295.24
B1 & Below · 30 & Below	$63.48	$71.43	$209.95
Level 2 & 3 · 30 & Below	$54.03	$66.41	$81.37
B1 & Below · >30 - 100	$225.40	$251.63	$339.38
Level 2 & 3 · >30 - 100	$201.18	$241.17	$307.68
Level 1 · >30 - 100	$98.95	$138.38	$262.23
Level 2 & 3 · >100 - 300	$201.65	$214.77	$221.82
B1 & Below · >100 - 300	$196.03	$234.00	$280.07

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 Prestige Point right now?

Key takeaway4 units are currently listed at Prestige Point — 2 for sale and 2 for rent. One row per unit; several agents often market the same unit.

For sale (2)

Prestige Point3 agentsS$2.15M · 592 sqft
Prestige Point2 agentsS$1.98M · 592 sqft

For rent (2)

Prestige Point2 agentsS$3k/mo · 365 sqft
Prestige PointS$2k/mo · 172 sqft

Browse every listing at this building →

What is near Prestige Point?

Key takeawayThe nearest MRT/LRT is Bartley MRT, about 794 m away — and 2 competing retail premisess operate nearby.

Getting around

Bartley MRT794 m · ~12 min

Amenities nearby

Place Of Worship · 56 mAft Paya Lebar Cres · 67 mDaily Medical Centre · 224 mLorong Ong Lye Park · 267 mEducational Institution · 459 mHotel · 506 mSerangoon MRT Exit D · 653 mBusiness Park · 1.2 km

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Prime Supermarket (1996) Pte Ltd · 264 mNex · 887 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Prestige Point

Key takeawayThe nearest station is Serangoon (NE12 / CC13), 653 m away — one of the busiest stations, with about 119,000 taps in and out on an average weekday. 5 public car parks are within 500 m.

Foot traffic: busier than 36% of retail buildings

nearest MRT/LRT Serangoon (NE12/CC13) 653 m, about 119,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 14,000 taps a weekday; Hougang: 43,772 resident workers (Census 2020, by workplace); about 53,000 residents within 1 km (June 2026); 1 other mall 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

Serangoon (NE12 / CC13)653 m · about 119,000 weekday taps
Bartley (CC12)698 m · about 19,000 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 Prestige Point. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 159A Hougang Street 11 (HDB)248 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 270 car lots
Blk 154-157 Hougang Street 11 (HDB)316 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 116 car lots
Upp Paya Lebar Rd Serv Ice Rd (URA)320 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Blk 421/427 Serangoon Central/Avenue 1 (HDB)459 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 380 car lots
Blk 2A Lorong Lew Lian (HDB)489 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 333 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Lim Tua Tow Area, 548 m away, S$80/month.

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

Who's registered at Prestige Point?

Key takeaway10 live companies (and LLPs and branches; sole proprietors are not counted) list Prestige Point as their registered address. These are registered businesses, not who occupies the space.

Education
5
Wholesale and retail trade
1
Accommodation and food services
1
Administrative and support services
1
Professional, scientific and technical services
1
Other services
1
Financial and insurance
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 Prestige Point

Where is Prestige Point?⌄

Prestige Point is at 398 Upper Paya Lebar Road, Singapore 534986, in the Hougang planning area.

What is Prestige Point zoned as?⌄

Prestige Point sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Prestige Point?⌄

Prestige Point is freehold.

What have units at Prestige Point sold for?⌄

Across 9 recorded transactions, the median price is S$2,785 psf. The latest was in July 2021.

What is the nearest MRT station to Prestige Point?⌄

Bartley MRT is the closest, 794 m away (about a 12-minute walk).

How many businesses are registered at Prestige Point?⌄

13 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 Prestige Point.

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

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Tell me about Prestige Point — 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 Prestige Point.

Read the figures right

Completion year: as EdgeProp 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.

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.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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 EdgeProp, 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, the developer's sales brochure, OpenStreetMap (© OpenStreetMap contributors), the developer's sales brochure (floor plans) — 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.