CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 12 · Novena

The Mezzo

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2026

Quick Summary

The Mezzo is a commercial building in District 12 · Novena, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 68 transactions are on record since 1995, at a median S$1,478 psf, most recently in Jul 2026. 3 units are currently listed for sale or rent. ACRA records 212 live company registrations at this address.

The facts are here — now get the verdict on The Mezzo.

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What are the key facts about The Mezzo?

Key takeawayThe Mezzo is a commercial building in District 12 · Novena, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 12 · Novena
Address: 205 Balestier Road
Land area: 3,354 sqm
Completed: Not on record
Storeys: 6 (per CommercialGuru)
Developer: Sb (Ruby) Development Pte Ltd (per CommercialGuru)
Strata lots (whole development, MCST): 149
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2012 (MCST 3835)
Submarket: City Fringe
Units with a recorded sale: At least 35
Transactions on record: 68 (records start 1995)
Live listings: 3
ACRA registrations: 212

About The Mezzo

The Mezzo is a mixed-use building in Novena (District 12). It is located along Balestier Road, Singapore 329682.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3.

The site is freehold. It occupies roughly 3,354 sqm of land with about 10,062 sqm of gross floor area.

68 transactions have been recorded here, at a median of S$1,478 psf. The most recent was in July 2026.

237 businesses are currently registered at this address with ACRA.

The nearest MRT is Novena MRT, 958 m away (about a 15-minute walk). The closest bus stop (Opp Blk 104) is 65 m away (about a 1-minute walk).

What is The Mezzo zoned as?

Key takeawayThe Mezzo sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has The Mezzo sold for?

Key takeawayAcross 68 recorded transactions since 1995, the median price is about S$1000k, most recently in Jul 2026.

Date	Use	Price	Area	PSF
Jul 2026	Office	S$1.60M	969 sqft	$1,652
Apr 2026	Office	S$1.15M	592 sqft	$1,943
Apr 2026	Office	S$1.12M	667 sqft	$1,679
Jan 2026	Office	S$977k	581 sqft	$1,681
Jan 2026	Office	S$1.01M	592 sqft	$1,704
Jul 2025	Retail	S$1.10M	614 sqft	$1,793
Jul 2024	Office	S$1.30M	753 sqft	$1,725
Jun 2023	Office	S$1.38M	818 sqft	$1,687
Oct 2021	Office	S$1.48M	969 sqft	$1,528
Oct 2021	Office	S$980k	614 sqft	$1,597

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 Mezzo rent for?

Key takeawayNo rent is published for The Mezzo itself. On its street, Balestier Road, office space rented at a median of $4.98 psf a month in 2026Q3, with the middle half of leases between $4.86 and $5.81. That is not this building's own rent, and never a quote for a particular unit.

Office space on Balestier Road

Street level · 2026Q3

25th pct

$4.86

$52.33 psm

Median

$4.98

$53.57 psm

75th pct

$5.81

$62.49 psm

S$ per sq ft per month · median +11% on a year earlier

2023Q4 · $46.50 psm2026Q3 · $53.57 psm median

URA's percentiles of OFFICE rents 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. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.

Source: URA rental statistics by street (IRAS-stamped contracts).

Retail space on Balestier Road

Street level · 2026Q3

25th pct

$5.00

$53.83 psm

Median

$5.76

$61.96 psm

75th pct

$7.48

$80.47 psm

S$ per sq ft per month · median -36.4% on a year earlier

2023Q4 · $68.99 psm2026Q3 · $61.96 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 12 retail

Region band · 2026Q3

25th pct

$5.52

$59.42 psm

Median

$6.71

$72.22 psm

75th pct

$8.97

$96.57 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 12 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 Mezzo

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 Mezzo

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 2 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 2 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 Mezzo?

Key takeawayURA has approved 7 changes of use at The Mezzo since 2000, most recently in 2024. 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.

21 Feb 2024Agency worksFloor 1
Change of use to shop
Lodgment for proposed use of unit #01-XX as shop
29 Sept 2023ApprovedFloor 2
Change of use to shop
Proposed change of use of unit #02-XX of the mezzo to shop
28 Jul 2023ApprovedFloor 2
Change of use to shop
Proposed change of use of unit #02-XX of the mezzo to shop
20 Jul 2012Approved
Additions & alterations
Proposed regularisation of road reserve line to the existing 28-storey commercial & residential development comprising 6-storey commercial & carpark podium block and 22-storey residential tower block
3 Aug 2004ApprovedFloor B1
Change of use to new & used car trading office
Proposed chang of use of shop #B1-XX to new & used car trading office
12 Jun 2003ApprovedFloor 1
Change of use to used and new car trading office
Change of use of premises unit #01-XX to used and new car trading office
17 Aug 2001ApprovedFloor B1
Change of use to office
Proposed change of use of unit #B1-XX to office
19 Apr 2000ApprovedFloor 1
Change of use to office
Proposed use of unit #01-XX as office

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 Balestier Road price?

Key takeawayAcross 45 strata sales on Balestier Road in the last 5 years, the median is $2,070 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$2,070

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

What do commercial rents run near The Mezzo?

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

Indicative area yield — District 12 retail

Gross yield (area)

2.9%

2.6% net of property tax

Rent side (median of bands)

$72.22 psm/mo

2026Q3

Price side (strata, 5y)

$2,767 psf

54 sales

An INDICATIVE AREA yield for District 12 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 12 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$52.08	$72.22	$91.29
Level 2 & 3 · 30 & Below	$101.58	$129.23	$143.22
Level 2 & 3 · >30 - 100	$59.42	$63.94	$96.57
Level 1 · >30 - 100	$74.07	$96.87	$116.31
Level 1 · >100 - 300	$48.14	$55.10	$60.66

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 Mezzo right now?

Key takeaway3 units are currently listed at The Mezzo — 2 for sale and 1 for rent. One row per unit; several agents often market the same unit.

For sale (2)

The MezzoS$1.32M · 613 sqft
The Mezzo2 agentsS$1.35M · 581 sqft

For rent (1)

The Mezzo5 agentsS$5k/mo · 613 sqft

Browse every listing at this building →

What is near The Mezzo?

Key takeawayThe nearest MRT/LRT is Novena MRT, about 959 m away — and 3 competing retail premisess operate nearby.

Getting around

Novena MRT959 m · ~15 min

Amenities nearby

Hotel · 28 mOpp Blk 104 · 65 mBalestier Clinic & Health Screening Centre · 83 mPlace Of Worship · 108 mEducational Institution · 282 mTan Tock Seng Hospital · 510 mWhampoa Community Club · 716 mKallang Polyclinic · 815 mFarrer Park MRT Exit B · 818 m

Competing premises nearby

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

Semper Fidelis Fine Foods Private Limited · 198 mBlks 91/92 Whampoa Drive # · 369 mSquare 2 · 921 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Mezzo

Key takeawayThe nearest station is Farrer Park (NE8), 818 m away — a busy station, with about 57,000 taps in and out on an average weekday. 19 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 36% of retail buildings

nearest MRT/LRT Farrer Park (NE8) 818 m, about 57,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 8, about 17,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 51,000 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

Farrer Park (NE8)818 m · about 57,000 weekday taps
Novena (NS20)899 m · about 85,000 weekday taps
Boon Keng (NE9)964 m · about 51,000 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 Mezzo. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Blk 104 Whampoa Drive (HDB)92 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 79 car lots
Balestier Rd (URA)149 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Blk 69 Moulmein Road (HDB)257 m
S$0.60 per half-hour at midday on a weekday · 50 car lots
Blk 98A Whampoa Drive (HDB)270 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 402 car lots
Shrewsbury Rd Off St (URA)290 m
S$0.60 per half-hour at midday on a weekday · 29 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

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

Who's registered at The Mezzo?

Key takeaway212 live companies (and LLPs and branches; sole proprietors are not counted) list The Mezzo as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
62
Professional, scientific and technical services
41
Information and communications
29
Financial and insurance
24
Construction
14
Administrative and support services
11
Transportation and storage
11
Accommodation and food services
7
Education
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about The Mezzo

Where is The Mezzo?⌄

The Mezzo is at 205 Balestier Road, Singapore 329682, in the Novena planning area.

What is The Mezzo zoned as?⌄

The Mezzo sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of The Mezzo?⌄

The Mezzo is freehold.

What have units at The Mezzo sold for?⌄

Across 68 recorded transactions, the median price is S$1,478 psf. The latest was in July 2026.

What is the nearest MRT station to The Mezzo?⌄

Novena MRT is the closest, 958 m away (about a 15-minute walk).

How many businesses are registered at The Mezzo?⌄

237 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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This development is also registered as the residential project The Mezzo.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Storeys: CommercialGuru's floor count, not checked against an official record.

Developer: as CommercialGuru names it, not checked against an official record.

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.

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.

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 CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), URA car park data (URA Data Service), 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.