CommercialCIVIC & COMMUNITY INSTITUTIONLeaseholdDistrict 11 · Toa Payoh

Slf Building

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Slf Building is a commercial building in District 11 · Toa Payoh, on land zoned CIVIC & COMMUNITY INSTITUTION under the URA Master Plan. It is leasehold with roughly 52 years remaining. ACRA records 93 live company registrations at this address.

The facts are here — now get the verdict on Slf Building.

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What are the key facts about Slf Building?

Key takeawaySlf Building is a commercial building in District 11 · Toa Payoh, zoned CIVIC & COMMUNITY INSTITUTION, held leasehold.

Asset class: Commercial
Land-use zone: CIVIC & COMMUNITY INSTITUTION
Gross plot ratio: Subject to Evaluation
Tenure: Leasehold
District / Area: District 11 · Toa Payoh
Address: —
Land area: 26,229 sqm
Completed: Not on record
Storeys: 18 (© OpenStreetMap contributors)
Strata units (MCST): 61
Managing agent: CBM PTE LTD
Strata formed: 1987 (MCST 1334)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 93

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Slf Building

Slf Building is a commercial building in Toa Payoh (District 11). It is located along Thomson Road, Singapore 298135.

Under the URA Master Plan it sits on land zoned civic & community institution.

The site is leasehold, with about 52 years remaining on the lease. It occupies roughly 26,229 sqm of land with about 43,194 sqm of gross floor area.

96 businesses are currently registered at this address with ACRA.

The nearest MRT is Caldecott MRT, 446 m away (about a 7-minute walk). The closest bus stop (SLF Cplx) is 163 m away (about a 3-minute walk). Square 2 is 1.5 km away.

What is Slf Building zoned as?

Key takeawaySlf Building sits on land zoned CIVIC & COMMUNITY INSTITUTION.

Land-use zone: CIVIC & COMMUNITY INSTITUTION
Gross plot ratio: Subject to Evaluation

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

BCA-verified envelope: built 21,090 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 does space at Slf Building rent for?

Key takeawayNo rent is published for Slf Building itself. On its street, Thomson Road, retail space rented at a median of $18.37 psf a month in 2026Q3, with the middle half of leases between $11.18 and $26.32. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Thomson Road

Street level · 2026Q3

25th pct

$11.18

$120.38 psm

Median

$18.37

$197.77 psm

75th pct

$26.32

$283.28 psm

S$ per sq ft per month · median +6.1% on a year earlier

2023Q4 · $181.46 psm2026Q3 · $197.77 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 Thomson Road

Street level · 2026Q3

25th pct

$7.95

$85.56 psm

Median

$8.45

$90.93 psm

75th pct

$8.72

$93.90 psm

S$ per sq ft per month · median +0.6% on a year earlier

2023Q4 · $78.57 psm2026Q3 · $90.93 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 11 retail

Region band · 2026Q3

25th pct

$12.48

$134.36 psm

Median

$16.43

$176.85 psm

75th pct

$17.64

$189.91 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 11 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 Slf Building

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Slf Building?

Key takeawayURA has approved 15 changes of use at Slf Building 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.

26 Feb 2026ApprovedFloor 13
Change of use: office → commercial school
Proposed change of use of unit #13-XX from office to commercial school
13 Oct 2025ApprovedFloor 17
Change of use to foreign systems school and regularisation of units #17-xx and #17-xx as foreign
Proposed change of use of units #17-XX and #17-XX to foreign systems school and regularisation of units #17-XX and #17-XX as foreign systems school
5 Feb 2025RenewedFloor 17
Continued use as commercial school
Continued use of unit #17-XX as commercial school at slf building
8 Nov 2024ApprovedFloor 12
Change of use to commercial school
Proposed change of use of #12-XX to commercial school at slf building
28 Aug 2024RenewedFloor B1
Continued use as commercial school
Continued use of unit #B1-XX as commercial school
3 Jul 2024RenewedFloors B1, B2
Continued use as commercial school
Continued use of units #B1-XX and #B2-XX as commercial school at slf building
6 Feb 2023RenewedFloor 14
Continued use as commercial school
Continued use of #14-XX as commercial school - slf building
19 Dec 2022ApprovedFloor 6
Change of use to commercial school
Proposed change of use of unit #06-XX, #06-XX and #06-XX to commercial school at slf building
11 Oct 2022ApprovedFloor 17
Change of use to commercial school
Proposed change of use of unit #17-XX to commercial school at slf building
8 Mar 2022ApprovedFloor 12
Change of use to commercial school
Proposed change of use of units #12-XX and #12-XX to commercial school at slf building
10 Feb 2022RenewedFloor 14
Continued use as commercial school
Continued use of units #14-XX and #14-XX as commercial school at slf building
19 Jan 2022ApprovedFloor 12
Change of use to commercial school
Proposed change of use of unit #12-XX to commercial school at slf building

13 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 Thomson Road price?

Strata sales on the street (5y)

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 Slf Building?

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

Indicative area yield — District 11 retail

Gross yield (area)

4.6%

4.1% net of property tax

Rent side (median of bands)

$176.85 psm/mo

2026Q3

Price side (strata, 5y)

$4,327 psf

15 sales

An INDICATIVE AREA yield for District 11 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 11 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$134.36	$181.39	$189.91
Level 1 · 30 & Below	$96.71	$98.15	$108.07
Level 1 · >30 - 100	$138.32	$176.85	$254.10

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 Slf Building?

Key takeawayThe nearest MRT/LRT is Caldecott MRT, about 446 m away.

Getting around

Caldecott MRT446 m · ~7 min

Amenities nearby

SLF Cplx · 163 mEducational Institution · 224 mCaldecott MRT Exit 4 · 347 mHotel · 364 mVictor's Family Clinic · 493 mToa Payoh West Community Club · 655 mPlace Of Worship · 752 mBlk 127 Toa Payoh Lorong 1 · 770 mMount Alvernia Hospital · 929 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Slf Building

Key takeawayThe nearest station is Caldecott (CC17 / TE9), 347 m away — a moderately busy station, with about 20,000 taps in and out on an average weekday. 2 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 8% of office buildings

nearest MRT/LRT Caldecott (CC17/TE9) 347 m, about 20,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 5,015 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 35,000 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Caldecott (CC17 / TE9)347 m · about 20,000 weekday taps
Toa Payoh (NS19)791 m · about 76,000 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 Slf Building. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with 5,015 boardings and alightings on an average weekday.

Public car parks within 500 m

Toa Payoh West (URA)334 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 53 car lots
Blk 171A Lorong 1 Toa Payoh (HDB)451 m
S$0.60 per half-hour at midday on a weekday · gantry 1.95 m · 370 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. Slf Building's own car park, if it has one, and its charges are not in the open data.

Who's registered at Slf Building?

Key takeaway93 live companies (and LLPs and branches; sole proprietors are not counted) list Slf Building as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
31
Professional, scientific and technical services
23
Information and communications
8
Education
8
Wholesale and retail trade
6
Manufacturing
4
Administrative and support services
4
Health and social services
3
Construction
2
Real estate
2

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 Slf Building's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 132 kWh/m²·yr

Frequently asked questions about Slf Building

Where is Slf Building?⌄

Slf Building is at Thomson Road, Singapore 298135, in the Toa Payoh planning area.

What is Slf Building zoned as?⌄

Slf Building sits on land zoned civic & community institution under the URA Master Plan.

What is the tenure of Slf Building?⌄

Slf Building is leasehold. About 52 years remain on the lease.

Have there been any recorded transactions at Slf Building?⌄

No caveats have been lodged for Slf Building in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to Slf Building?⌄

Caldecott MRT is the closest, 446 m away (about a 7-minute walk).

How many businesses are registered at Slf Building?⌄

96 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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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.

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 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.