Royal Square At Novena
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, most recently in Jun 2025. 18 units are currently listed for sale or rent. ACRA records 33 live company registrations at this address.
What are the key facts about Royal Square At Novena?
- 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
- Transactions on record
- 47 (records start 1995)
- Live listings
- 18
- ACRA registrations
- 33
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?
- Land-use zone
- WHITE
- Gross plot ratio
- 4.2
What has Royal Square At Novena sold for?
| 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 | $5,006 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Irrawaddy Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Royal Square At Novena?
Indicative area yield — District 12 retail
An INDICATIVE AREA yield for District 12 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 12 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $62.49 | $64.71 | $66.54 |
| Level 1 · 30 & Below | $63.21 | $75.71 | $98.74 |
| Level 1 · >30 - 100 | $112.99 | $125.25 | $147.17 |
| Level 1 · >100 - 300 | $102.41 | $118.35 | $120.63 |
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?
For sale (6)
- Royal Square at NovenaS$3.90M · 355 sqft
- Royal Square at NovenaS$3.81M · 495 sqft
- Royal Square at Novena3 agentsS$5.39M · 700 sqft
- Royal Square at NovenaS$5.33M · 786 sqft
For rent (12)
- Royal Square at NovenaS$8k/mo · 538 sqft
- Royal Square at NovenaS$12k/mo · 743 sqft
- Royal Square at NovenaS$11k/mo · 732 sqft
- Royal Square at NovenaS$8k/mo · 517 sqft
What is near Royal Square At Novena?
Getting around
- Novena MRT69 m · ~1 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 Royal Square At Novena?
- Live registrations
- 33
- Registered last 3 years
- 14
- 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.
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.
The facts are here — now get the verdict on Royal Square At Novena.
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.