CommercialWHITELeaseholdDistrict 11 · Novena

Square 2

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Square 2 is a commercial building in District 11 · Novena, on land zoned WHITE under the URA Master Plan with a gross plot ratio of 4.2. It is leasehold with roughly 75 years remaining. 1 unit is currently listed for rent. ACRA records 157 live company registrations at this address.

The facts are here — now get the verdict on Square 2.

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What are the key facts about Square 2?

Key takeawaySquare 2 is a commercial building in District 11 · Novena, zoned WHITE, held leasehold.

Asset class: Commercial
Land-use zone: WHITE
Gross plot ratio: 4.2
Tenure: Leasehold
District / Area: District 11 · Novena
Address: —
Land area: 7,823 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 381
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2009 (MCST 3482)
Submarket: City Fringe
Listed as: Medical
Transactions on record: None recorded
Live listings: 1
ACRA registrations: 157

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 Square 2

Square 2 is a commercial building in Novena (District 11). It is located along Sinaran Drive, Singapore 307506.

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 75 years remaining on the lease. It occupies roughly 7,823 sqm of land with about 32,857 sqm of gross floor area.

199 businesses are currently registered at this address with ACRA.

The nearest MRT is Novena MRT, 59 m away (about a 1-minute walk). The closest bus stop (Novena Stn) is 169 m away (about a 3-minute walk). Velocity @ Novena Square is 90 m away (about a 1-minute walk).

What is Square 2 zoned as?

Key takeawaySquare 2 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 32,857 sqm · built 31,616 sqm · headroom 1,241 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 Square 2 rent for?

Key takeawayNo rent is published for Square 2 itself. On its street, Sinaran Drive, retail space rented at a median of $15.74 psf a month in 2026Q3, with the middle half of leases between $9.49 and $23.04. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Sinaran Drive

Street level · 2026Q3

25th pct

$9.49

$102.20 psm

Median

$15.74

$169.39 psm

75th pct

$23.04

$247.95 psm

S$ per sq ft per month · median +42.7% on a year earlier

2023Q4 · $143.55 psm2026Q3 · $169.39 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 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 Square 2

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 Square 2

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent.

Rent: 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 Square 2?

Key takeawayURA has approved 55 changes of use at Square 2 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.

2 Sept 2026ApprovedFloor 3
Change of use to amusement centre
Proposed change of use of unit #03-XX to amusement centre
28 May 2026RenewedFloor B1
Continued use as massage establishment
Continued use of units #B1-XX, #B1-XX, #B1-XX and #B1-XX as massage establishment
2 May 2026ApprovedFloor B1
Change of use to restaurant
Proposed change of use of unit #B1-XX to restaurant
2 May 2026ApprovedFloor B1
Change of use to restaurant
Proposed change of use of unit #B1-XX to restaurant
2 May 2026ApprovedFloor B1
Change of use to restaurant
Proposed change of use of unit #B1-XX to restaurant
20 Mar 2026ApprovedFloor 11
Change of use to shop
Proposed change of use of unit #11-XX to shop (physiotherapy clinic)
5 Mar 2026RenewedFloor 3
Continued use as massage establishment
Continued use of units #03-XX, #03-XX, #03-XX, #03-XX and #03-XX as massage establishment
1 Aug 2025ApprovedFloor 4
Change of use to commercial school
Proposed change of use of unit #04-XX, part of unit #04-XX and part of unit #04-XX to commercial school
17 Jul 2025ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at square 2
3 Jul 2025ApprovedFloor 1
Change of use to takeaway food shop
Proposed change of use of unit #01-XX to takeaway food shop at square 2
23 Jun 2025ApprovedFloor 4
Change of use to shop
Proposed change of use of units #04-XX, #04-XX, #04-XX, #04-XX and #04-XX to shop at square 2
28 Mar 2025ApprovedFloor 4
Change of use to dining area
Proposed change of use of #04-XX, #04-XX, #04-XX, #04-XX and #04-XX to dining area (as part of the existing food court at the 4th storey) at square 2

64 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 Sinaran Drive price?

Key takeawayAcross 12 strata sales on Sinaran Drive in the last 5 years, the median is $4,264 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$4,264

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

What do commercial rents run near Square 2?

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 available at Square 2 right now?

Key takeaway1 unit is currently listed at Square 2. One row per unit; several agents often market the same unit.

For rent (1)

Square 2S$9k/mo · 689 sqft

Browse every listing at this building →

What is near Square 2?

Key takeawayThe nearest MRT/LRT is Novena MRT, about 59 m away.

Getting around

Novena MRT59 m · ~1 min

Amenities nearby

Edgedale Medical Clinic (Cambridge) · 6 mL M Meat Pte. Ltd · 22 mHotel · 49 mNovena MRT Exit A · 54 mNovena Stn · 169 mMount Elizabeth Novena Hospital · 170 mPlace Of Worship · 178 mNovena Pk · 253 mEducational Institution · 286 mPek Kio Market & Food Centre · 824 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Square 2

Key takeawayThe nearest station is Novena (NS20), 54 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. No public car park we hold is within 500 m; the nearest is Blk 1 Thomson Road (HDB), 530 m away; the nearest URA season parking is Shrewsbury Area, 572 m away (S$80/month).

Foot traffic: busier than 68% of retail buildings

nearest MRT/LRT Novena (NS20) 54 m, about 85,000 taps a weekday; bus stops within 400 m: 6, about 20,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 35,000 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

Novena (NS20)54 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 Square 2. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.

Who's registered at Square 2?

Key takeaway157 live companies (and LLPs and branches; sole proprietors are not counted) list Square 2 as their registered address. These are registered businesses, not who occupies the space.

Health and social services
70
Other services
24
Professional, scientific and technical services
15
Wholesale and retail trade
14
Financial and insurance
9
Accommodation and food services
6
Education
6
Information and communications
4
Real estate
3
Administrative and support services
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 Square 2's BCA building profile?

BCA building type: Mixed Development
Green Mark: NA (NA)
Energy use intensity: 543 kWh/m²·yr

Frequently asked questions about Square 2

Where is Square 2?⌄

Square 2 is at Sinaran Drive, Singapore 307506, in the Novena planning area.

What is Square 2 zoned as?⌄

Square 2 sits on land zoned white under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of Square 2?⌄

Square 2 is leasehold. About 75 years remain on the lease.

Have there been any recorded transactions at Square 2?⌄

No caveats have been lodged for Square 2 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 Square 2?⌄

Novena MRT is the closest, 59 m away (about a 1-minute walk).

How many businesses are registered at Square 2?⌄

199 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.

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.

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 — 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.