CommercialBUSINESS 1 - WHITELeaseholdDistrict 13 · Toa Payoh

The Commerze@Irving

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

The Commerze@Irving 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 leasehold with roughly 45 years remaining. 73 transactions are on record since 1995, at a median S$1,666 psf, most recently in Sept 2026. 51 units are currently listed for sale or rent. ACRA records 468 live company registrations at this address.

The facts are here — now get the verdict on The Commerze@Irving.

Ask PropKaki

What are the key facts about The Commerze@Irving?

Key takeawayThe Commerze@Irving is a commercial building in District 13 · Toa Payoh, zoned BUSINESS 1 - WHITE, held leasehold.

Asset class: Commercial
Land-use zone: BUSINESS 1 - WHITE
Gross plot ratio: 3.5
Tenure: Leasehold
District / Area: District 13 · Toa Payoh
Address: 1 Irving Place
Land area: 3,353 sqm
Completed: 2013 (JTC industrial completions)
Storeys: 9 (© OpenStreetMap contributors)
Developer: Oxley Vista Pte Ltd (JTC industrial completions)
Strata units (MCST): 131
Managing agent: RHODO STRATA MANAGEMENT SERVICES PTE LTD
Strata formed: 2014 (MCST 4116)
Submarket: City Fringe
Units with a recorded sale: At least 54
Listed as: Light Industrial (B1), Food & Beverage, Other Retail
Transactions on record: 73 (records start 1995)
Live listings: 51
ACRA registrations: 468

What are the specs at The Commerze@Irving?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Floor-to-floor height: 5.9 m; 1st Storey 5.9; 2nd Storey 4; Source: the developer's sales brochure
Floor loading: 5 kN/m²; Source: the developer's sales brochure
Power supply: 20A, 30A or 40A 3-phase / single-phase (varies by unit); Source: the developer's sales brochure
Cargo / goods lifts: 2; Source: the developer's sales brochure
Passenger lifts: 2; Source: the developer's sales brochure

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for The Commerze@Irving?

Key takeawayWe hold the developer's sales-brochure floor plans for The Commerze@Irving — 3 plans, linked to 54 of the 118 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.

Plans we hold

1 st storey plan
2nd storey plan
3rd storey

Units with a plan: 54 · 248 sq ft – 667 sq ft (recorded sales)

Source: developer's sales brochure.

About The Commerze@Irving

The Commerze@Irving is a commercial building in Toa Payoh (District 13). It is located along Irving Place, Singapore 369546.

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

The site is leasehold, with about 45 years remaining on the lease. It occupies roughly 3,353 sqm of land with about 11,736 sqm of gross floor area.

72 transactions have been recorded here, at a median of S$1,707 psf. The most recent was in March 2026.

551 businesses are currently registered at this address with ACRA.

The nearest MRT is Tai Seng MRT, 248 m away (about a 4-minute walk). The closest bus stop (Asiawide Ind Bldg) is 156 m away (about a 2-minute walk).

What is The Commerze@Irving zoned as?

Key takeawayThe Commerze@Irving 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 The Commerze@Irving sold for?

Key takeawayAcross 73 recorded transactions since 1995, the median price is about S$581k, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Retail	S$480k	431 sqft	$1,115
Mar 2026	Retail	S$489k	431 sqft	$1,135
Jan 2026	Retail	S$549k	366 sqft	$1,500
Dec 2025	Retail	S$550k	409 sqft	$1,345
Aug 2025	Retail	S$400k	248 sqft	$1,616
Feb 2025	Retail	S$637k	527 sqft	$1,208
Aug 2024	Retail	S$535k	431 sqft	$1,243
Apr 2024	Retail	S$400k	248 sqft	$1,616
Mar 2023	Retail	S$535k	301 sqft	$1,775
Oct 2022	Retail	S$520k	312 sqft	$1,666

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 The Commerze@Irving 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 The Commerze@Irving

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 The Commerze@Irving

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 19 units for rent; 32 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 3 new listings appeared and 4 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, 6 new listings appeared and 7 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 The Commerze@Irving?

Key takeawayURA has approved 57 changes of use at The Commerze@Irving since 2000, most recently in 2026, and refused 17. 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.

3 Sept 2026RenewedFloor 2
Continued use as karaoke lounge
Continued use of unit #02-XX as karaoke lounge
2 Sept 2026RenewedFloor 1
Continued use as bar with live entertainment
Continued use of unit #01-XX as bar with live entertainment
31 Jul 2026RenewedFloor 1
Continued use as bar with live entertainment
Continued use of #01-XX as bar with live entertainment
24 Jun 2026RenewedFloor 1
Continued use as restaurant and bar with live entertainment
Continued use of #01-XX as restaurant and bar with live entertainment
23 Jun 2026RenewedFloor 1
Continued use as karaoke lounge
Continued use of unit #01-XX as karaoke lounge
20 May 2026RenewedFloor 2
Continued use as karaoke lounge
Continued use of unit #02-XX as karaoke lounge
22 Apr 2026RenewedFloor 2
Continued use as karaoke lounge
Continued use of unit #02-XX as karaoke lounge
20 Apr 2026RefusedFloor 8
Change of use to gym/fitness centre
Proposed change of use of unit #08-XX to gym/fitness centre at the commerze@irving
24 Feb 2026RenewedFloor 5
Continued use as core media use
Continued use of unit #05-XX as core media use at the commerze@irving
7 Jan 2026ApprovedFloor 2
Change of use to gym/fitness centre
Proposed change of use of unit #02-XX to gym/fitness centre at the commerze@irving
9 Dec 2025RenewedFloor 1
Continued use as karaoke lounge
Continued use of units #01-XX and #01-XX as karaoke lounge at the commerze@irving
14 Aug 2025ApprovedFloor 2
Change of use to shop
Proposed change of use of #02-XX to shop (takeaway food) at the commerze@irving

122 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 The Commerze@Irving?

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 The Commerze@Irving right now?

Key takeaway51 units are currently listed at The Commerze@Irving — 32 for sale and 19 for rent. One row per unit; several agents often market the same unit.

For sale (32)

The Commerze@IrvingS$1.59M · 1,162 sqft
The Commerze @ IrvingS$480k · 248 sqft
The Commerze @ IrvingS$680k · 380 sqft
The Commerze @ IrvingS$700k · 366 sqft

For rent (19)

The Commerze@IrvingS$3k/mo · 409 sqft
The Commerze @ IrvingS$3k/mo · 410 sqft
The Commerze @ IrvingS$3k/mo · 408 sqft
The Commerze @ IrvingS$2k/mo · 390 sqft

Browse every listing at this building →

What is near The Commerze@Irving?

Key takeawayThe nearest MRT/LRT is Tai Seng MRT, about 248 m away — and 2 competing retail premisess operate nearby.

Getting around

Tai Seng MRT248 m · ~4 min

Amenities nearby

Tai Seng MRT Exit A · 136 mAsiawide Ind Bldg · 156 mThe Clinic @ Tai Seng · 268 mBusiness Park · 357 mPlace Of Worship · 401 mPaya Lebar Road Park · 444 mEducational Institution · 493 mHotel · 855 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 · 155 mBlk 80 Circuit Road · 935 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Commerze@Irving

Key takeawayThe nearest station is Tai Seng (CC11), 136 m away — a busy station, with about 45,000 taps in and out on an average weekday. 16 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) 136 m, about 45,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 18,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 35,000 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)136 m · about 45,000 weekday taps
Bartley (CC12)961 m · about 19,000 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 The Commerze@Irving. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 18,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Irving Place (URA)26 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Irving Rd (URA)124 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Burn Rd (URA)139 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Harrison Rd (URA)203 m
S$0.60 per half-hour at midday on a weekday · 4 car lots
Shaw Rd (URA)210 m
S$0.60 per half-hour at midday on a weekday · 15 car lots

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

Who's registered at The Commerze@Irving?

Key takeaway468 live companies (and LLPs and branches; sole proprietors are not counted) list The Commerze@Irving as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
98
Wholesale and retail trade
88
Information and communications
73
Construction
65
Administrative and support services
32
Financial and insurance
21
Accommodation and food services
20
Arts, entertainment and recreation
16
Manufacturing
14
Other services
12

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 The Commerze@Irving

Where is The Commerze@Irving?⌄

The Commerze@Irving is at 1 Irving Place, Singapore 369546, in the Toa Payoh planning area.

What is The Commerze@Irving zoned as?⌄

The Commerze@Irving 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 The Commerze@Irving?⌄

The Commerze@Irving is leasehold. About 45 years remain on the lease.

What have units at The Commerze@Irving sold for?⌄

Across 72 recorded transactions, the median price is S$1,707 psf. The latest was in March 2026.

What is the nearest MRT station to The Commerze@Irving?⌄

Tai Seng MRT is the closest, 248 m away (about a 4-minute walk).

How many businesses are registered at The Commerze@Irving?⌄

551 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.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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, the developer's sales brochure, 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.