Prestige Point
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. 3 units are currently listed for sale or rent. ACRA records 13 live company registrations at this address.
What are the key facts about Prestige Point?
- 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
- Transactions on record
- 9 (records start 1995)
- Live listings
- 3
- ACRA registrations
- 13
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?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 3.0
What has Prestige Point sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jul 2021 | Office | S$510k | 172 sqft | $2,961 |
| Mar 2016 | Retail | S$1.59M | 570 sqft | $2,785 |
| Mar 2016 | Retail | S$1.71M | 614 sqft | $2,790 |
| Mar 2016 | Retail | S$1.50M | 538 sqft | $2,786 |
| 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 | $2,385 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Upper Paya Lebar Road price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Prestige Point?
Indicative area yield — District 19 retail
An INDICATIVE AREA yield for District 19 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 19 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $63.18 | $70.59 | $323.45 |
| Level 2 & 3 · 30 & Below | $44.44 | $66.00 | $73.08 |
| Level 1 · 30 & Below | $65.69 | $92.24 | $377.30 |
| Level 2 & 3 · >30 - 100 | $147.73 | $234.51 | $281.12 |
| Level 1 · >30 - 100 | $107.69 | $250.70 | $306.57 |
| B1 & Below · >30 - 100 | $257.47 | $297.67 | $372.67 |
| Level 2 & 3 · >100 - 300 | $109.91 | $140.32 | $169.42 |
| Level 1 · >100 - 300 | $183.40 | $220.71 | $251.55 |
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?
For sale (1)
- Prestige Point4 agentsS$2.15M · 592 sqft
For rent (2)
- Prestige Point2 agentsS$3k/mo · 365 sqft
- Prestige PointS$2k/mo · 172 sqft
What is near Prestige Point?
Getting around
- Bartley MRT794 m · ~12 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at Prestige Point?
- Live registrations
- 13
- Registered last 3 years
- 8
- Most common type
- Local Company
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.
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.
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.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.
This development is also registered as the residential project Prestige Point.