CommercialCIVIC & COMMUNITY INSTITUTIONDistrict 19 · Toa Payoh

Tat Wan Building

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Tat Wan Building is a commercial building in District 19 · Toa Payoh, on land zoned CIVIC & COMMUNITY INSTITUTION under the URA Master Plan. ACRA records 19 live company registrations at this address.

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

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What are the key facts about Tat Wan Building?

Key takeawayTat Wan Building is a commercial building in District 19 · Toa Payoh, zoned CIVIC & COMMUNITY INSTITUTION.

Asset class: Commercial
Land-use zone: CIVIC & COMMUNITY INSTITUTION
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 19 · Toa Payoh
Address: 61 Upper Paya Lebar Road
Land area: 636 sqm
Completed: Not on record
Storeys: 6 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 19

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 Tat Wan Building

Tat Wan Building is a mixed-use building in Toa Payoh (District 19). It is located along Upper Paya Lebar Road, Singapore 534816.

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

It occupies roughly 636 sqm of land.

24 businesses are currently registered at this address with ACRA.

The nearest MRT is Tai Seng MRT, 148 m away (about a 2-minute walk). The closest bus stop (Aft Tai Seng Stn) is 94 m away (about a 2-minute walk). The Woodleigh Mall is 1.8 km away.

What is Tat Wan Building zoned as?

Key takeawayTat Wan 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 Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at Tat Wan Building rent for?

Key takeawayNo rent is published for Tat Wan Building itself. On its street, Upper Paya Lebar Road, retail space rented at a median of $4.16 psf a month in 2021Q4. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Paya Lebar Road

Street level · 2021Q4

25th pct

—

— psm

Median

$4.16

$44.81 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

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 19 retail

Region band · 2026Q3

25th pct

$9.19

$98.95 psm

Median

$12.67

$136.43 psm

75th pct

$20.61

$221.82 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 19 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 Tat Wan Building

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.

What's been approved at Tat Wan Building?

Key takeawayURA has approved 1 change of use at Tat Wan Building since 2000, most recently in 2016, and refused 2. 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.

22 Mar 2016Approved
Change of use to eating house
Proposed change of use of part 1st storey showroom to eating house at the existing 5-storey association building
25 May 2004Approved
Additions & alterations
Extn of wp - for the approved a/a to the existing 4-sty association bldg and extn of an additional sty (5th sty) for association use
24 Sept 2003Approved
Additions & alterations
Proposed amendment to the approved additions and alterations to the existing 4-storey association building and extension of an additional storey (5th storey) for association use
22 Feb 2002Approved
Additions & alterations
Proposed additions and alterations to the existing 4-storey association building and extension of an additional storey (5th storey) for association use
10 Sept 2001Refused
Change of use to office building
Change of use of the existing 4-storey association building to office building
25 Jan 2000RefusedFloor 4
Change of use to place of worship
Change of use of association unit #04-XX to place of worship (church)

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 Upper Paya Lebar 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 Tat Wan 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 19 retail

Gross yield (area)

6.9%

6.2% net of property tax

Rent side (median of bands)

$136.43 psm/mo

2026Q3

Price side (strata, 5y)

$2,212 psf

70 sales

An INDICATIVE AREA yield for District 19 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 19 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$63.64	$104.00	$295.24
B1 & Below · 30 & Below	$63.48	$71.43	$209.95
Level 2 & 3 · 30 & Below	$54.03	$66.41	$81.37
B1 & Below · >30 - 100	$225.40	$251.63	$339.38
Level 2 & 3 · >30 - 100	$201.18	$241.17	$307.68
Level 1 · >30 - 100	$98.95	$138.38	$262.23
Level 2 & 3 · >100 - 300	$201.65	$214.77	$221.82
B1 & Below · >100 - 300	$196.03	$234.00	$280.07

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 Tat Wan Building?

Key takeawayThe nearest MRT/LRT is Tai Seng MRT, about 149 m away.

Getting around

Tai Seng MRT149 m · ~2 min

Amenities nearby

Tai Seng MRT Exit A · 32 mAft Tai Seng Stn · 94 mThe Clinic @ Tai Seng · 144 mSarathi Stores Pte Ltd · 157 mPlace Of Worship · 318 mBusiness Park · 372 mPaya Lebar Road Park · 389 mEducational Institution · 465 mBlk 80 Circuit Road · 931 mHotel · 961 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Tat Wan Building

Key takeawayThe nearest station is Tai Seng (CC11), 31 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 50% of retail buildings

nearest MRT/LRT Tai Seng (CC11) 31 m, about 45,000 taps a weekday; bus stops within 400 m: 6, about 15,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 32,000 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)31 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 Tat Wan Building. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with about 15,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Irving Rd (URA)73 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Irving Place (URA)106 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Tai Seng St (URA)231 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Burn Rd (URA)242 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Harrison Rd (URA)321 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. Tat Wan Building's own car park, if it has one, and its charges are not in the open data.

Who's registered at Tat Wan Building?

Key takeaway19 live companies (and LLPs and branches; sole proprietors are not counted) list Tat Wan Building as their registered address. These are registered businesses, not who occupies the space.

Information and communications
6
Wholesale and retail trade
5
Professional, scientific and technical services
4
Education
2
Construction
1
Real estate
1
Manufacturing
0
Administrative and support services
0

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 Tat Wan Building

Where is Tat Wan Building?⌄

Tat Wan Building is at 61 Upper Paya Lebar Road, Singapore 534816, in the Toa Payoh planning area.

What is Tat Wan Building zoned as?⌄

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

Have there been any recorded transactions at Tat Wan Building?⌄

No caveats have been lodged for Tat Wan 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 Tat Wan Building?⌄

Tai Seng MRT is the closest, 148 m away (about a 2-minute walk).

How many businesses are registered at Tat Wan Building?⌄

24 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.

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 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.