Square 2
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. 54 transactions are on record since 1995, most recently in Mar 2026. 36 units are currently listed for sale or rent. ACRA records 199 live company registrations at this address.
What are the key facts about Square 2?
- Asset class
- Commercial
- Land-use zone
- WHITE
- Gross plot ratio
- 4.2
- Tenure
- Leasehold
- District / Area
- District 11 · Novena
- Address
- 10 Sinaran Drive
- Land area
- 7,823 sqm
- Transactions on record
- 54 (records start 1995)
- Live listings
- 36
- ACRA registrations
- 199
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.
54 transactions have been recorded here, at a median of S$3,016 psf. The most recent was in March 2026.
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).
What is Square 2 zoned as?
- Land-use zone
- WHITE
- Gross plot ratio
- 4.2
What has Square 2 sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Mar 2026 | Retail | S$3.57M | 700 sqft | $5,102 |
| Sept 2025 | Retail | S$4.57M | 904 sqft | $5,050 |
| May 2025 | Retail | S$3.30M | 667 sqft | $4,945 |
| Dec 2024 | Retail | S$3.18M | 700 sqft | $4,545 |
| Oct 2024 | Retail | S$3.21M | 743 sqft | $4,327 |
| Dec 2023 | Retail | S$2.89M | 689 sqft | $4,201 |
| Aug 2023 | Retail | S$6.82M | 1,819 sqft | $3,750 |
| Aug 2023 | Retail | S$4.10M | 1,001 sqft | $4,096 |
| Jan 2023 | Retail | S$2.60M | 700 sqft | $3,716 |
| Jun 2022 | Retail | S$2.34M | 689 sqft | $3,397 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Sinaran Drive price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Square 2?
Indicative area yield — District 11 retail
An INDICATIVE AREA yield for District 11 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 11 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| B1 & Below · 30 & Below | $209.50 | $233.33 | $255.44 |
| Level 2 & 3 · 30 & Below | $203.49 | $216.36 | $290.21 |
| Level 4 & Above · >30 - 100 | $71.01 | $88.21 | $93.52 |
| Level 2 & 3 · >30 - 100 | $226.95 | $269.50 | $279.52 |
| Level 1 · >30 - 100 | $127.05 | $257.53 | $297.99 |
| Level 2 & 3 · >100 - 300 | $128.21 | $147.61 | $168.11 |
| Level 1 · >100 - 300 | $93.30 | $123.56 | $133.45 |
| B1 & Below · >300 | $74.32 | $85.03 | $88.43 |
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?
For sale (20)
- Novena Medical CenterS$5.61M · 1,001 sqft
- Novena Medical CenterS$3.57M · 700 sqft
- Novena Medical CenterS$4.20M · 764 sqft
- Novena Medical CenterS$5.47M · 1,012 sqft
For rent (16)
- Novena Medical CenterS$11k/mo · 764 sqft
- Square 2S$27k/mo · 750 sqft
- Square 2S$15k/mo · 700 sqft
- Square 2S$80k/mo · 4,000 sqft
What is near Square 2?
Getting around
- Novena MRT59 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 Square 2?
- Live registrations
- 199
- Registered last 3 years
- 43
- 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 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 10 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.
What have units at Square 2 sold for?⌄
Across 54 recorded transactions, the median price is S$3,016 psf. The latest was in March 2026.
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.
The facts are here — now get the verdict on Square 2.
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.