CommercialCOMMERCIAL & RESIDENTIALConservationFreeholdDistrict 12 · Novena

Public Mansion

Reviewed by Nathan TangUpdated 8 November 2026Data through Dec 1995

Quick Summary

Public Mansion is a commercial building in District 12 · Novena, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 1 transaction is on record since 1995, most recently in Dec 1995. ACRA records 25 live company registrations at this address.

The facts are here — now get the verdict on Public Mansion.

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What are the key facts about Public Mansion?

Key takeawayPublic Mansion is a commercial building in District 12 · Novena, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 12 · Novena
Address: 432 Balestier Road
Land area: 2,765 sqm
Completed: Not on record
Storeys: 8 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 46
Strata formed: 1976 (MCST 0280)
Submarket: City Fringe
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 25

About Public Mansion

Public Mansion is a mixed-use building in Novena (District 12). It is located along Balestier Road, Singapore 329813.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold. It occupies roughly 2,765 sqm of land with about 8,296 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$892 psf. The most recent was in December 1995.

33 businesses are currently registered at this address with ACRA.

The nearest MRT is Toa Payoh MRT, 704 m away (about a 11-minute walk). The closest bus stop (Opp Public Mansion) is 42 m away (about a 1-minute walk).

What is Public Mansion zoned as?

Key takeawayPublic Mansion sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0, with conservation status.

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

BCA-verified envelope: allowable GFA 8,295 sqm · built 11,880 sqm · headroom -3,585 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 Public Mansion sold for?

Key takeaway1 transaction is on record since 1995, most recently in Dec 1995 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Dec 1995	Retail	S$3.10M	3,477 sqft	$892

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 Public Mansion rent for?

Key takeawayNo rent is published for Public Mansion itself. On its street, Balestier Road, retail space rented at a median of $5.76 psf a month in 2026Q3, with the middle half of leases between $5.00 and $7.48. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Balestier Road

Street level · 2026Q3

25th pct

$5.00

$53.83 psm

Median

$5.76

$61.96 psm

75th pct

$7.48

$80.47 psm

S$ per sq ft per month · median -36.4% on a year earlier

2023Q4 · $68.99 psm2026Q3 · $61.96 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 Balestier Road

Street level · 2026Q3

25th pct

$4.86

$52.33 psm

Median

$4.98

$53.57 psm

75th pct

$5.81

$62.49 psm

S$ per sq ft per month · median +11% on a year earlier

2023Q4 · $46.50 psm2026Q3 · $53.57 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 12 retail

Region band · 2026Q3

25th pct

$5.52

$59.42 psm

Median

$6.71

$72.22 psm

75th pct

$8.97

$96.57 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 12 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 Public Mansion

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.

What's been approved at Public Mansion?

Key takeawayURA has approved 3 changes of use at Public Mansion since 2000, most recently in 2021. 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.

19 Feb 2025RenewedFloor 1
Continued use as pet grooming services
Continued use of shop unit #01-XX as pet grooming services
1 Mar 2024RenewedFloor 1
Continued use as restaurant
Continued use of unit #01-XX as restaurant - public mansions
6 Jan 2023RenewedFloor 1
Continued use as pet grooming services
Continued use of shop unit #01-XX as pet grooming services
23 Mar 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant - public mansions
17 Apr 2019RenewedFloor 1
Continued use as pet grooming services
Continued use of shop unit #01-XX as pet grooming services
16 May 2017RenewedFloor 1
Continued use as pet grooming services
Continued use of shop unit #01-XX as pet grooming services on lot 04231k mk17 at 432 balestier road (novena planning area)
21 Aug 2015RenewedFloor 1
Continued use as internet surfing, business centre and lan gaming
Continued use of unit #01-XX from shop to internet surfing, business centre and lan gaming (amusement centre)
9 Apr 2015ApprovedFloor 1
Change of use to pet grooming services
Proposed change of use of unit #01-XX to pet grooming services on lot 04231k mk17 at 432 balestier road (novena planning area)
3 Aug 2012RenewedFloor 1
Continued use as internet surfing, business centre and lan gaming
Continued use of unit #01-XX from shop to internet surfing, business centre and lan gaming (amusement centre)
13 Aug 2009ApprovedFloor 1
Change of use: shop → internet surfing, business centre and lan gaming
Proposed change of use of unit #01-XX from shop to internet surfing, business centre and lan gaming (amusement centre

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 Balestier Road price?

Key takeawayAcross 45 strata sales on Balestier Road in the last 5 years, the median is $2,070 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,070

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

What do commercial rents run near Public Mansion?

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

Indicative area yield — District 12 retail

Gross yield (area)

2.9%

2.6% net of property tax

Rent side (median of bands)

$72.22 psm/mo

2026Q3

Price side (strata, 5y)

$2,767 psf

54 sales

An INDICATIVE AREA yield for District 12 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 12 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$52.08	$72.22	$91.29
Level 2 & 3 · 30 & Below	$101.58	$129.23	$143.22
Level 2 & 3 · >30 - 100	$59.42	$63.94	$96.57
Level 1 · >30 - 100	$74.07	$96.87	$116.31
Level 1 · >100 - 300	$48.14	$55.10	$60.66

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 near Public Mansion?

Key takeawayThe nearest MRT/LRT is Toa Payoh MRT, about 704 m away — and 3 competing retail premisess operate nearby.

Getting around

Toa Payoh MRT704 m · ~11 min

Amenities nearby

Place Of Worship · 39 mOpp Public Mansion · 42 mCarelink Family Clinic · 97 mHotel · 116 mEducational Institution · 365 mToa Payoh Town Pk · 470 mRen Ci Community Hospital · 492 mToa Payoh MRT Exit B · 668 mToa Payoh Central Community Club · 929 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 251 mBlks 91/92 Whampoa Drive # · 685 mSquare 2 · 807 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Public Mansion

Key takeawayThe nearest station is Toa Payoh (NS19), 669 m away — a busy station, with about 76,000 taps in and out on an average weekday. 15 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 40% of retail buildings

nearest MRT/LRT Toa Payoh (NS19) 669 m, about 76,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 15,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 57,000 residents within 1 km (June 2026); 2 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

Toa Payoh (NS19)669 m · about 76,000 weekday taps
Novena (NS20)758 m · about 85,000 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 Public Mansion. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Jln Rama Rama (URA)77 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Boon Teck Rd (URA)98 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Minbu Rd Off St (URA)136 m
S$0.60 per half-hour at midday on a weekday · 111 car lots
Prome Rd (URA)149 m
S$0.60 per half-hour at midday on a weekday · 2 car lots
Bhamo Rd (URA)220 m
S$0.60 per half-hour at midday on a weekday · 9 car lots

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

Who's registered at Public Mansion?

Key takeaway25 live companies (and LLPs and branches; sole proprietors are not counted) list Public Mansion as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
7
Construction
5
Professional, scientific and technical services
3
Information and communications
3
Manufacturing
2
Financial and insurance
1
Administrative and support services
1
Real estate
1
Arts, entertainment and recreation
1
Other services
1

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.

What is Public Mansion's BCA building profile?

BCA building type: Mixed Development
Green Mark: NA (NA)
Energy use intensity: 63 kWh/m²·yr

Frequently asked questions about Public Mansion

Where is Public Mansion?⌄

Public Mansion is at 432 Balestier Road, Singapore 329813, in the Novena planning area.

What is Public Mansion zoned as?⌄

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

What is the tenure of Public Mansion?⌄

Public Mansion is freehold.

Is Public Mansion a conserved property?⌄

Yes. Public Mansion falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Public Mansion sold for?⌄

Across 1 recorded transaction, the median price is S$892 psf. The latest was in December 1995.

What is the nearest MRT station to Public Mansion?⌄

Toa Payoh MRT is the closest, 704 m away (about a 11-minute walk).

How many businesses are registered at Public Mansion?⌄

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.

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This development is also registered as the residential project Public Mansion.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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 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.