CommercialBUSINESS 1 - WHITEFreeholdDistrict 13 · Toa Payoh

Tai Seng Point

Reviewed by Nathan TangUpdated 8 November 2026Data through Jan 2024

Quick Summary

Tai Seng Point is a commercial building in District 13 · Toa Payoh, on land zoned BUSINESS 1 - WHITE under the URA Master Plan with a gross plot ratio of 3.5. It is freehold. 12 transactions are on record since 1995, at a median S$5,277 psf, most recently in Jan 2024. 19 units are currently listed for sale or rent. ACRA records 178 live company registrations at this address.

The facts are here — now get the verdict on Tai Seng Point.

Ask PropKaki

What are the key facts about Tai Seng Point?

Key takeawayTai Seng Point is a commercial building in District 13 · Toa Payoh, zoned BUSINESS 1 - WHITE, held freehold.

Asset class: Commercial
Land-use zone: BUSINESS 1 - WHITE
Gross plot ratio: 3.5
Tenure: Freehold
District / Area: District 13 · Toa Payoh
Address: 11 Irving Place
Land area: 1,735 sqm
Completed: 2016 (JTC industrial completions)
Storeys: 11 (© OpenStreetMap contributors)
Developer: Singhome (Paya Lebar) Pte Ltd (JTC industrial completions)
Strata units (MCST): 47
Managing agent: AVALON ASSET MANAGEMENT PTE LTD
Strata formed: 2018 (MCST 4529)
Submarket: City Fringe
Units with a recorded sale: At least 10
Listed as: Mall Shop, Light Industrial (B1), Food & Beverage
Transactions on record: 12 (records start 1995)
Live listings: 19
ACRA registrations: 178

Are there floor plans for Tai Seng Point?

Key takeawayWe hold the developer's sales-brochure floor plans for Tai Seng Point, linked to 26 of the 26 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.

Units with a plan: 24 · 151 sq ft – 15,392 sq ft (recorded sales)
Factory / production units with a plan: 2 · 2,820 sq ft – 3,961 sq ft (recorded sales)

Source: developer's sales brochure.

About Tai Seng Point

Tai Seng Point is a commercial building in Toa Payoh (District 13). It is located along Irving Place, Singapore 369551.

Under the URA Master Plan it sits on land zoned business 1 - white with a gross plot ratio of 3.5.

The site is freehold. It occupies roughly 1,735 sqm of land with about 6,435 sqm of gross floor area.

12 transactions have been recorded here, at a median of S$5,276 psf. The most recent was in January 2024.

187 businesses are currently registered at this address with ACRA.

The nearest MRT is Tai Seng MRT, 183 m away (about a 3-minute walk). The closest bus stop (Asiawide Ind Bldg) is 119 m away (about a 2-minute walk).

What is Tai Seng Point zoned as?

Key takeawayTai Seng Point sits on land zoned BUSINESS 1 - WHITE with a gross plot ratio of 3.5.

Land-use zone: BUSINESS 1 - WHITE
Gross plot ratio: 3.5

Run the full zoning report for this building →

What has Tai Seng Point sold for?

Key takeawayAcross 12 recorded transactions since 1995, the median price is about S$1.08M, most recently in Jan 2024.

Date	Use	Price	Area	PSF
Jan 2024	Retail	S$870k	151 sqft	$5,773
Oct 2020	Retail	S$1.09M	301 sqft	$3,617
May 2016	Retail	S$1.38M	290 sqft	$4,780
Mar 2016	Retail	S$1.08M	172 sqft	$6,262
Sept 2015	Retail	S$917k	193 sqft	$4,759
Sept 2015	Retail	S$1.02M	150 sqft	$6,797
Sept 2015	Retail	S$1.15M	193 sqft	$5,953
Sept 2015	Retail	S$2.03M	301 sqft	$6,725
Sept 2015	Retail	S$1.33M	301 sqft	$4,403
Sept 2015	Retail	S$1.06M	236 sqft	$4,501

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 Tai Seng Point rent for?

Key takeawayNo street- or building-level rent is published here. Across District 13 retail, retail space rented at a median of $10.25 psf a month in 2026Q3, with the middle half of leases between $9.61 and $13.31. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 13 retail

Region band · 2026Q3

25th pct

$9.61

$103.41 psm

Median

$10.25

$110.37 psm

75th pct

$13.31

$143.25 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 13 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 Tai Seng Point

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 Tai Seng Point

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent; 16 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 1 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 1 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 Tai Seng Point?

Key takeawayURA has approved 22 changes of use at Tai Seng Point since 2000, most recently in 2025, and refused 5. 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.

12 Aug 2025ApprovedFloor 1
Change of use: clinic → restaurant with live entertainment
Proposed change of use of #01-XX from clinic to restaurant with live entertainment at tai seng point
17 Jul 2025ApprovedFloor 1
Change of use to restaurant use
Proposed change of use of units #01-XX and #01-XX to restaurant use at tai seng point
24 Jun 2025ApprovedFloor 1
Change of use to karaoke lounge
Proposed change of use of #01-XX to karaoke lounge at tai seng point
14 Nov 2024RenewedFloor 1
Continued use as karaoke lounge
Continued use of the shop units #01-XX and #01-XX as karaoke lounge at tai seng point
17 Apr 2024RenewedFloor 1
Continued use as karaoke lounge
Continued use of #01-XX as karaoke lounge
3 Jan 2023ApprovedFloor 1
Change of use to cafe and shop
Proposed change of use of unit #01-XX to cafe and shop
6 Dec 2022ApprovedFloor 1
Change of use to takeaway foodshop and commercial school
Proposed change of use of unit #01-XX to takeaway foodshop and commercial school
11 Nov 2022RenewedFloor 1
Continued use as karaoke lounge
Continued use of the shop units #01-XX and #01-XX as karaoke lounge at tai seng point
21 Jun 2022ApprovedFloor 1
Change of use to takeaway foodshop
Proposed change of use of unit #01-XX to takeaway foodshop at tai seng point
22 Apr 2022RenewedFloor 1
Continued use as karaoke lounge
Continued use of unit #01-XX as karaoke lounge
17 Nov 2021ApprovedFloor 3
Change of use to restaurant
Proposed change of use of unit #03-XX to restaurant
6 Oct 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant

27 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 Irving Place price?

Key takeawayAcross 15 strata sales on Irving Place in the last 5 years, the median is $1,498 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,498

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

What do commercial rents run near Tai Seng Point?

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

Indicative area yield — District 13 retail

Gross yield (area)

7.9%

7.1% net of property tax

Rent side (median of bands)

$110.37 psm/mo

2026Q3

Price side (strata, 5y)

$1,558 psf

18 sales

An INDICATIVE AREA yield for District 13 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 13 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$85.88	$95.78	$103.50
B1 & Below · 30 & Below	$291.67	$294.44	$345.30
B1 & Below · >30 - 100	$48.39	$50.91	$73.81
Level 1 · >30 - 100	$120.93	$124.95	$183.00

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 Tai Seng Point right now?

Key takeaway19 units are currently listed at Tai Seng Point — 16 for sale and 3 for rent. One row per unit; several agents often market the same unit.

For sale (16)

Tai Seng PointS$17.40M · 10,200 sqft
Tai Seng PointS$2.90M · 1,700 sqft
Tai Seng PointS$1.69M · 312 sqft
Tai Seng PointS$5.80M · 3,400 sqft

For rent (3)

Tai Seng Point2 agentsS$3k/mo · 290 sqft
Tai Seng PointS$6k/mo · 1,400 sqft
⭐Tai Seng Point – Move-in Condition⭐3 agentsS$22k/mo · 3,960 sqft

Browse every listing at this building →

What is near Tai Seng Point?

Key takeawayThe nearest MRT/LRT is Tai Seng MRT, about 183 m away — and 2 competing retail premisess operate nearby.

Getting around

Tai Seng MRT183 m · ~3 min

Amenities nearby

Tai Seng MRT Exit A · 63 mAsiawide Ind Bldg · 119 mThe Clinic @ Tai Seng · 171 mPlace Of Worship · 320 mBusiness Park · 345 mPaya Lebar Road Park · 417 mEducational Institution · 489 mHotel · 946 m

Competing premises nearby

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

Sarathi Stores Pte Ltd · 127 mBlk 80 Circuit Road · 951 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tai Seng Point

Key takeawayThe nearest station is Tai Seng (CC11), 63 m away — a busy station, with about 45,000 taps in and out on an average weekday. 13 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 51% of retail buildings

nearest MRT/LRT Tai Seng (CC11) 63 m, about 45,000 taps a weekday; bus stops within 400 m: 7, about 17,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 33,000 residents within 1 km (June 2026); 0 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

Tai Seng (CC11)63 m · about 45,000 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 Tai Seng Point. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 17,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Irving Place (URA)84 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Irving Rd (URA)90 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Burn Rd (URA)226 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Tai Seng St (URA)264 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Harrison Rd (URA)299 m
S$0.60 per half-hour at midday on a weekday · 4 car lots

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

Who's registered at Tai Seng Point?

Key takeaway178 live companies (and LLPs and branches; sole proprietors are not counted) list Tai Seng Point as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
37
Professional, scientific and technical services
34
Wholesale and retail trade
32
Information and communications
18
Accommodation and food services
12
Transportation and storage
11
Construction
10
Manufacturing
7
Administrative and support services
4
Other services
4

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.

Frequently asked questions about Tai Seng Point

Where is Tai Seng Point?⌄

Tai Seng Point is at 11 Irving Place, Singapore 369551, in the Toa Payoh planning area.

What is Tai Seng Point zoned as?⌄

Tai Seng Point sits on land zoned business 1 - white under the URA Master Plan, with a gross plot ratio of 3.5.

What is the tenure of Tai Seng Point?⌄

Tai Seng Point is freehold.

What have units at Tai Seng Point sold for?⌄

Across 12 recorded transactions, the median price is S$5,276 psf. The latest was in January 2024.

What is the nearest MRT station to Tai Seng Point?⌄

Tai Seng MRT is the closest, 183 m away (about a 3-minute walk).

How many businesses are registered at Tai Seng Point?⌄

187 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

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Read the figures right

Completion year: the first quarter JTC records a TOP (Temporary Occupation Permit) at this address. JTC lists major industrial projects (7,000 sqm and up) from 2013; where an older building stood on the site, this is the current building's year.

Developer: as named on JTC's completion record, often the project company rather than the listed group.

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.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

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 JTC industrial completions, 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), the developer's sales brochure (floor plans) — 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.