CommercialWHITELeaseholdDistrict 12 · Novena

Royal Square At Novena

Reviewed by Nathan TangUpdated 10 November 2026Data through Jun 2025

Quick Summary

Royal Square At Novena is a commercial building in District 12 · Novena, on land zoned WHITE under the URA Master Plan with a gross plot ratio of 4.2. It is leasehold with roughly 86 years remaining. 47 transactions are on record since 1995, at a median S$6,298 psf, most recently in Jun 2025. 14 units are currently listed for sale or rent. ACRA records 29 live company registrations at this address.

The facts are here — now get the verdict on Royal Square At Novena.

Ask PropKaki

What are the key facts about Royal Square At Novena?

Key takeawayRoyal Square At Novena is a commercial building in District 12 · Novena, zoned WHITE, held leasehold.

Asset class: Commercial
Land-use zone: WHITE
Gross plot ratio: 4.2
Tenure: Leasehold
District / Area: District 12 · Novena
Address: 103 Irrawaddy Road
Land area: 6,677 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 223
Managing agent: JONES LANG LASALLE PROPERTY CONSULTANTS PTE LTD
Strata formed: 2018
Submarket: City Fringe
Units with a recorded sale: At least 44
Listed as: Medical, Mall Shop
Transactions on record: 47 (records start 1995)
Live listings: 14
ACRA registrations: 29

What are the specs at Royal Square At Novena?

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.

Floor loading: 5 kN/m²; Source: the developer's sales brochure
Power supply: 40A or 60A 3-phase (varies by unit); Source: the developer's sales brochure
Cargo / goods lifts: 1; Source: the developer's sales brochure
Passenger lifts: 3; Source: the developer's sales brochure
Air-conditioning: central (chilled water); 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 Royal Square At Novena?

Key takeawayWe hold the developer's sales-brochure floor plans for Royal Square At Novena — 3 plans, linked to 10 of the 41 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

1ST STOREY
10TH, 12TH, 14TH, 16TH, 18TH, 20TH
11TH, 13TH, 15TH, 17TH, 19TH, 21ST

Units with a plan: 10 · 388 sq ft – 904 sq ft (recorded sales)

Source: developer's sales brochure.

About Royal Square At Novena

Royal Square At Novena is a commercial building in Novena (District 12). It is located along Irrawaddy Road, Singapore 329566.

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

The site is leasehold, with about 86 years remaining on the lease. It occupies roughly 6,677 sqm of land with about 28,431 sqm of gross floor area.

47 transactions have been recorded here, at a median of S$6,298 psf. The most recent was in June 2025.

33 businesses are currently registered at this address with ACRA.

The nearest MRT is Novena MRT, 69 m away (about a 1-minute walk). The closest bus stop (Novena Stn) is 50 m away (about a 1-minute walk).

What is Royal Square At Novena zoned as?

Key takeawayRoyal Square At Novena sits on land zoned WHITE with a gross plot ratio of 4.2.

Land-use zone: WHITE
Gross plot ratio: 4.2

BCA-verified envelope: allowable GFA 28,043 sqm · built 36,961 sqm · headroom -8,918 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 Royal Square At Novena sold for?

Key takeawayAcross 47 recorded transactions since 1995, the median price is about S$3.26M, most recently in Jun 2025.

Date	Use	Price	Area	PSF
Jun 2025	Retail	S$4.00M	689 sqft	$5,806
Jan 2024	Retail	S$11.00M	2,669 sqft	$4,121
Nov 2023	Retail	S$2.75M	549 sqft	$5,000
Oct 2023	Retail	S$3.93M	786 sqft	$5,001
Oct 2023	Retail	S$2.26M	452 sqft	$5,000
Sept 2023	Retail	S$2.10M	431 sqft	$4,877
Aug 2023	Retail	S$2.69M	538 sqft	$5,006
Aug 2023	Retail	S$3.02M	603 sqft	$5,006
Aug 2023	Retail	S$2.69M	538 sqft	$5,006
Aug 2023	Retail	S$2.69M	538 sqft	$5,006

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 Royal Square At Novena rent for?

Key takeawayNo rent is published for Royal Square At Novena itself. On its street, Irrawaddy Road, retail space rented at a median of $16.02 psf a month in 2026Q3, with the middle half of leases between $15.48 and $23.23. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Irrawaddy Road

Street level · 2026Q3

25th pct

$15.48

$166.67 psm

Median

$16.02

$172.45 psm

75th pct

$23.23

$250.00 psm

S$ per sq ft per month · median +9.4% on a year earlier

2023Q3 · $162.50 psm2026Q3 · $172.45 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 Royal Square At Novena

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 Royal Square At Novena

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 8 units for rent; 6 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 5 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 Royal Square At Novena?

Key takeawayURA has approved 80 changes of use at Royal Square At Novena since 2000, most recently in 2026. 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.

11 Sept 2026ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
21 Oct 2025ApprovedFloor 1
Change of use: medical clinic → shop
Proposed change of use of unit #01-XX and #01-XX from medical clinic to shop at royal square at novena on lot 01039t ts29 at 103 irrawaddy road
9 Sept 2025ApprovedFloor 20
Change of use: fitness centre → medical clinic
Proposed change of use of unit #20-XX from fitness centre to medical clinic at royal square at novena
8 Aug 2025ApprovedFloor 11
Change of use: shop → medical clinic
Proposed change of use of unit #11-XX from shop to medical clinic at royal square medical centre
17 Jul 2025ApprovedFloor 2
Change of use: restaurant → commercial school
Proposed change of use of unit #02-XX from restaurant to commercial school at royal square at novena on lot 01039t ts29 on lot 01039t ts29 at 103 irrawaddy road (novena planning area)
17 Jul 2025ApprovedFloor 2
Change of use: restaurant → medical clinic
Proposed change of use of unit #02-XX from restaurant to medical clinic at royal square at novena
17 Jul 2025ApprovedFloor 1
Change of use: shop → medical clinic
Proposed change of use of unit #01-XX from shop (tuition centre) to medical clinic at royal square at novena on lot 01039t ts29 on lot 01039t ts29 at 103 irrawaddy road (novena planning area)
26 Jun 2025ApprovedFloor 1
Change of use: restaurant → beauty salon
Proposed change of use of unit #01-XX from restaurant to beauty salon at royal square at novena
26 Jun 2025ApprovedFloor 20
Change of use: shop → medical clinic
Proposed change of use of unit #20-XX from shop to medical clinic at royal square at novena
30 May 2025ApprovedFloor 1
Change of use: medical clinic → restaurant
Proposed change of use of unit #01-XX from medical clinic to restaurant at royal square at novena
15 Apr 2025ApprovedFloor 1
Change of use: shop → medical clinic
Change of use of unit #01-XX from shop to medical clinic at royal square at novena on lot 01039t ts29 at 103 irrawaddy road
9 Apr 2025ApprovedFloor 1
Change of use: restaurant → medical clinic
Proposed change of use of unit #01-XX from restaurant to medical clinic at royal square medical centre

73 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 Irrawaddy Road price?

Key takeawayAcross 17 strata sales on Irrawaddy Road in the last 5 years, the median is $5,000 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$5,000

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

What do commercial rents run near Royal Square At Novena?

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 Royal Square At Novena right now?

Key takeaway14 units are currently listed at Royal Square At Novena — 6 for sale and 8 for rent. One row per unit; several agents often market the same unit.

For sale (6)

Royal Square at NovenaS$3.90M · 355 sqft
Royal Square at NovenaS$3.81M · 495 sqft
Royal Square at Novena2 agentsS$5.39M · 700 sqft
Royal Square at NovenaS$5.33M · 786 sqft

For rent (8)

Royal Square at NovenaS$12k/mo · 743 sqft
Royal Square at NovenaS$11k/mo · 732 sqft
Royal Square at NovenaS$8k/mo · 517 sqft
Royal Square at NovenaS$11k/mo · 753 sqft

Browse every listing at this building →

What is near Royal Square At Novena?

Key takeawayThe nearest MRT/LRT is Novena MRT, about 69 m away — and 3 competing retail premisess operate nearby.

Getting around

Novena MRT69 m · ~1 min

Amenities nearby

Sunway Medical Centre · 4 mNovena Stn · 50 mNovena MRT Exit B · 76 mPlace Of Worship · 116 mHotel · 138 mNovena Pk · 199 mMount Elizabeth Novena Hospital · 206 mEducational Institution · 222 m

Competing premises nearby

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

Velocity @ Novena Square · 97 mCold Storage Singapore (1983) Pte Ltd · 97 mPek Kio Market & Food Centre · 923 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Royal Square At Novena

Key takeawayThe nearest station is Novena (NS20), 69 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 71% of retail buildings

nearest MRT/LRT Novena (NS20) 69 m, about 85,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 21,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 32,000 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

Novena (NS20)69 m · about 85,000 weekday taps
Newton (NS21 / DT11)951 m · about 116,000 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 Royal Square At Novena. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 21,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 1 Thomson Road (HDB)499 m
S$0.60 per half-hour at midday on a weekday · 67 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Shrewsbury Area, 684 m away, S$80/month.

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

Who's registered at Royal Square At Novena?

Key takeaway29 live companies (and LLPs and branches; sole proprietors are not counted) list Royal Square At Novena as their registered address. These are registered businesses, not who occupies the space.

Other services
9
Accommodation and food services
7
Health and social services
6
Wholesale and retail trade
3
Professional, scientific and technical services
1
Manufacturing
1
Financial and insurance
1
Real estate
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. ACRA, as of 2026-09-16.

What is Royal Square At Novena's BCA building profile?

BCA building type: Retail
Green Mark: Platinum (2017)
Energy use intensity: 208 kWh/m²·yr

Frequently asked questions about Royal Square At Novena

Where is Royal Square At Novena?⌄

Royal Square At Novena is at 103 Irrawaddy Road, Singapore 329566, in the Novena planning area.

What is Royal Square At Novena zoned as?⌄

Royal Square At Novena sits on land zoned white under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of Royal Square At Novena?⌄

Royal Square At Novena is leasehold. About 86 years remain on the lease.

What have units at Royal Square At Novena sold for?⌄

Across 47 recorded transactions, the median price is S$6,298 psf. The latest was in June 2025.

What is the nearest MRT station to Royal Square At Novena?⌄

Novena MRT is the closest, 69 m away (about a 1-minute walk).

How many businesses are registered at Royal Square At Novena?⌄

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.

For agents · in the PropKaki app

The facts are here — now get the verdict on Royal Square At Novena.

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Read the figures right

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

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.

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.

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.

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, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, the developer's sales brochure (floor plans) — see our methodology. Last updated 10 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.