CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 12 · Novena

Rocca Balestier

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

Rocca Balestier 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. 46 transactions are on record since 1995, at a median S$1,512 psf, most recently in Sept 2026. 21 units are currently listed for sale or rent. ACRA records 38 live company registrations at this address.

The facts are here — now get the verdict on Rocca Balestier.

Ask PropKaki

What are the key facts about Rocca Balestier?

Key takeawayRocca Balestier 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: 221 Balestier Road
Land area: 1,388 sqm
Completed: 2005 (per CommercialGuru)
Storeys: Not on record
Developer: Rocca Investments Pte Ltd (per CommercialGuru)
Strata lots (whole development, MCST): 56
Managing agent: DICKSON PROPERTY CONSULTANTS PTE LTD
Strata formed: 2006 (MCST 3191)
Submarket: City Fringe
Units with a recorded sale: At least 23
Transactions on record: 46 (records start 1995)
Live listings: 21
ACRA registrations: 38

What are the specs at Rocca Balestier?

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 Rocca Balestier

Rocca Balestier is a mixed-use building in Novena (District 12). It is located along Balestier Road, Singapore 329928.

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 1,388 sqm of land with about 4,165 sqm of gross floor area.

45 transactions have been recorded here, at a median of S$1,503 psf. The most recent was in November 2023.

54 businesses are currently registered at this address with ACRA.

The nearest MRT is Novena MRT, 972 m away (about a 15-minute walk). The closest bus stop (Opp Blk 104) is 51 m away (about a 1-minute walk).

What is Rocca Balestier zoned as?

Key takeawayRocca Balestier 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 Rocca Balestier sold for?

Key takeawayAcross 46 recorded transactions since 1995, the median price is about S$317k, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Retail	S$810k	183 sqft	$4,427
Nov 2023	Retail	S$2.68M	2,992 sqft	$896
Sept 2022	Office	S$650k	409 sqft	$1,589
Apr 2022	Office	S$460k	215 sqft	$2,137
Mar 2021	Retail	S$405k	183 sqft	$2,213
Jan 2017	Retail	S$535k	183 sqft	$2,924
Oct 2016	Retail	S$420k	183 sqft	$2,295
Jan 2016	Retail	S$330k	129 sqft	$2,555
Feb 2015	Retail	S$900k	409 sqft	$2,200
Jan 2015	Retail	S$538k	301 sqft	$1,785

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 Rocca Balestier rent for?

Key takeawayNo rent is published for Rocca Balestier itself. On its street, Balestier Road, office space rented at a median of $4.98 psf a month in 2026Q3, with the middle half of leases between $4.86 and $5.81. That is not this building's own rent, and never a quote for a particular unit.

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 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).

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 Rocca Balestier

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.

How fast units move at Rocca Balestier

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 10 units for rent; 11 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 3 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, 2 new listings appeared and 1 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 Rocca Balestier?

Key takeawayURA has approved 15 changes of use at Rocca Balestier since 2000, most recently in 2024, and refused 1. 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.

16 Apr 2026RenewedFloor 1
Continued use as restaurant with outdoor refreshment area
Continued use of units #01-XX and #01-XX as restaurant with outdoor refreshment area
5 Mar 2025RenewedFloor 1
Continued use as restaurant with outdoor refreshment area
Continued use of units #01-XX and #01-XX (rocca balestier) as restaurant with outdoor refreshment area
20 Dec 2024ApprovedFloor 1
Change of use to restaurant with outdoor refreshment area
Proposed change of use of shop unit #01-XX to restaurant with outdoor refreshment area (ora) - rocca balestier
11 Dec 2023ApprovedFloor 1
Change of use
Proposed retention of the restaurant with outdoor refreshment area (ora) at units #01-XX and #01-XX - rocca balestier
21 Jun 2023ApprovedFloor 2
Change of use to medical clinic
Proposed change of use of unit #02-XX to medical clinic - rocca balestier
27 Mar 2023ApprovedFloor 1
Change of use to take-away foodshop
Proposed change of use of unit #01-XX to take-away foodshop - rocca balestier
10 Dec 2021ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX to shop - rocca balestier
3 Feb 2021ApprovedFloor 18
Additions & alterations
Proposed addition of canopy over pes and sun deck of unit #18-XX of existing mixed use commercial/residential building comprising of 4-storey commercial podium, and 14-storey residential tower (28 units) with 2 basement and a swimming pool (rocca balestier)
19 May 2017RefusedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment on lot 00925w ts29 at 221 balestier road - rocca balestier (novena planning area)
15 Jan 2013ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop unit #01-XX to commercial school
17 Dec 2012ApprovedFloor 2
Change of use to commercial school
Proposed change of use of shop unit #02-XX to commercial school
26 Apr 2011ApprovedFloor 2
Change of use to commercial school
Change of use of shop unit #02-XX to commercial school

7 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 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 Rocca Balestier?

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 available at Rocca Balestier right now?

Key takeaway21 units are currently listed at Rocca Balestier — 11 for sale and 10 for rent. One row per unit; several agents often market the same unit.

For sale (11)

Rocca BalestierS$1.15M · 570 sqft
238 Balestier roadS$1.75M · 550 sqft
Freehold hotel near NovenaS$40.00M · 12,000 sqft
Balestier Road Shophouse | Residential ComponentS$5.90M · 2,700 sqft

For rent (10)

431 Balestier roadS$5k/mo · 1,200 sqft
Rocca Balestier2 agentsS$3k/mo · 407 sqft
459 balestier roadS$5k/mo · 780 sqft
Shops at Balestier RoadS$5k/mo · 782 sqft

Browse every listing at this building →

What is near Rocca Balestier?

Key takeawayThe nearest MRT/LRT is Novena MRT, about 972 m away — and 3 competing retail premisess operate nearby.

Getting around

Novena MRT972 m · ~15 min

Amenities nearby

Balestier Clinic & Health Screening Centre · 5 mPlace Of Worship · 23 mOpp Blk 104 · 51 mHotel · 56 mEducational Institution · 327 mTan Tock Seng Hospital · 541 mWhampoa Community Club · 654 mKallang Polyclinic · 855 mFarrer Park MRT Exit B · 897 m

Competing premises nearby

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

Semper Fidelis Fine Foods Private Limited · 120 mBlks 91/92 Whampoa Drive # · 292 mSquare 2 · 932 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Rocca Balestier

Key takeawayThe nearest station is Farrer Park (NE8), 898 m away — a busy station, with about 57,000 taps in and out on an average weekday. 17 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 33% of retail buildings

nearest MRT/LRT Farrer Park (NE8) 898 m, about 57,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 6, about 16,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 52,000 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

Farrer Park (NE8)898 m · about 57,000 weekday taps
Novena (NS20)905 m · about 85,000 weekday taps
Boon Keng (NE9)985 m · about 51,000 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 Rocca Balestier. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 16,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Balestier Rd (URA)83 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Blk 104 Whampoa Drive (HDB)99 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 79 car lots
Blk 92 Whampoa Drive (HDB)224 m
S$0.60 per half-hour at midday on a weekday · 131 car lots
Blk 98A Whampoa Drive (HDB)238 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 402 car lots
Kim Keat Close (URA)283 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 22 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.

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

Who's registered at Rocca Balestier?

Key takeaway38 live companies (and LLPs and branches; sole proprietors are not counted) list Rocca Balestier as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
9
Other services
5
Professional, scientific and technical services
4
Construction
4
Information and communications
3
Financial and insurance
3
Health and social services
3
Accommodation and food services
2
Administrative and support services
2
Education
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.

Frequently asked questions about Rocca Balestier

Where is Rocca Balestier?⌄

Rocca Balestier is at 221 Balestier Road, Singapore 329928, in the Novena planning area.

What is Rocca Balestier zoned as?⌄

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

What is the tenure of Rocca Balestier?⌄

Rocca Balestier is freehold.

What have units at Rocca Balestier sold for?⌄

Across 45 recorded transactions, the median price is S$1,503 psf. The latest was in November 2023.

What is the nearest MRT station to Rocca Balestier?⌄

Novena MRT is the closest, 972 m away (about a 15-minute walk).

How many businesses are registered at Rocca Balestier?⌄

54 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 Rocca Balestier.

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Tell me about Rocca Balestier — recent transactions, zoning and what's listed there.

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This development is also registered as the residential project Rocca Balestier.

Read the figures right

Completion year: as CommercialGuru 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.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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.

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 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 — 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.