CommercialCOMMERCIALLeaseholdDistrict 20 · Bishan

Thomson Plaza

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2026

Quick Summary

Thomson Plaza is a commercial building in District 20 · Bishan, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is leasehold with roughly 49 years remaining. 82 transactions are on record since 1995, at a median S$2,064 psf, most recently in Aug 2026. 15 units are currently listed for sale or rent. ACRA records 110 live company registrations at this address.

The facts are here — now get the verdict on Thomson Plaza.

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What are the key facts about Thomson Plaza?

Key takeawayThomson Plaza is a commercial building in District 20 · Bishan, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Leasehold
District / Area: District 20 · Bishan
Address: 301 Upper Thomson Road
Land area: 21,176 sqm
Completed: 1979 (per CommercialGuru)
Storeys: 3 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 142
Managing agent: CBRE PTE LTD
Strata formed: 1982 (MCST 0598)
Submarket: City Fringe
Units with a recorded sale: At least 71
Transactions on record: 82 (records start 1995)
Live listings: 15
ACRA registrations: 110

What are the specs at Thomson Plaza?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About Thomson Plaza

Thomson Plaza is a mixed-use building in Bishan (District 20). It is located along Upper Thomson Road, Singapore 574408.

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

The site is leasehold, with about 49 years remaining on the lease. It occupies roughly 21,176 sqm of land with about 39,419 sqm of gross floor area.

81 transactions have been recorded here, at a median of S$2,049 psf. The most recent was in January 2026.

149 businesses are currently registered at this address with ACRA.

The nearest MRT is Upper Thomson MRT, 216 m away (about a 3-minute walk). The closest bus stop (Upp Thomson Stn Exit 2) is 53 m away (about a 1-minute walk).

What is Thomson Plaza zoned as?

Key takeawayThomson Plaza sits on land zoned COMMERCIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 63,528 sqm · built 29,413 sqm · headroom 34,115 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Thomson Plaza sold for?

Key takeawayAcross 82 recorded transactions since 1995, the median price is about S$1.20M, most recently in Aug 2026.

Date	Use	Price	Area	PSF
Aug 2026	Retail	S$2.70M	398 sqft	$6,779
Jan 2026	Retail	S$1.62M	334 sqft	$4,855
Nov 2025	Retail	S$4.70M	452 sqft	$10,396
Mar 2025	Retail	S$1.70M	398 sqft	$4,268
Dec 2021	Retail	S$1.40M	355 sqft	$3,941
Oct 2021	Retail	S$2.19M	388 sqft	$5,649
Sept 2021	Retail	S$1.80M	323 sqft	$5,574
Jun 2021	Retail	S$1.48M	355 sqft	$4,167
Apr 2021	Retail	S$4.80M	840 sqft	$5,717
Feb 2020	Retail	S$1.50M	355 sqft	$4,223

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 Thomson Plaza rent for?

Key takeawayNo rent is published for Thomson Plaza itself. On its street, Upper Thomson Road, retail space rented at a median of $17.21 psf a month in 2026Q3, with the middle half of leases between $12.97 and $18.72. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Upper Thomson Road

Street level · 2026Q3

25th pct

$12.97

$139.56 psm

Median

$17.21

$185.25 psm

75th pct

$18.72

$201.50 psm

S$ per sq ft per month · median +8% on a year earlier

2023Q4 · $178.33 psm2026Q3 · $185.25 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 20 retail

Region band · 2026Q3

25th pct

$12.24

$131.79 psm

Median

$21.19

$228.09 psm

75th pct

$31.36

$337.60 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 20 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 Thomson Plaza

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 Thomson Plaza

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for rent; 11 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, 1 new listing appeared and 4 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 Thomson Plaza?

Key takeawayURA has approved 70 changes of use at Thomson Plaza since 2000, most recently in 2025, and refused 3. 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.

9 Feb 2026RenewedFloor 3
Continued use as massage establishment
Continued use of unit #03-XX as massage establishment (foot reflexology and body massage)
2 Feb 2026RefusedFloor 3
Change of use: shop → massage establishment
Proposed change of use of unit #03-XX from shop to massage establishment at thomson plaza
28 Oct 2025ApprovedFloor 3
Change of use to gym/fitness centre
Proposed change of use of unit #03-XX to gym/fitness centre at thomson plaza
19 Aug 2025ApprovedFloor 3
Change of use: supermarket → restaurant
Proposed change of use of part of units #03-XX, #03-XX, #03-XX, #03-XX, #03-XX and #03-XX from supermarket to restaurant at thomson plaza
5 Aug 2025RefusedFloor 2
Change of use: shop → massage establishment
Proposed change of use of #02-XX from shop (tcm clinic) to massage establishment at thomson plaza
18 Jul 2025ApprovedFloor 3
Change of use to betting outlet
Proposed change of use of part supermarket units #03-XX and #03-XX to betting outlet at thomson plaza
18 Feb 2025ApprovedFloor 1
Change of use to restaurant with live entertainment
Proposed change of use of unit #01-XX of thomson plaza to restaurant with live entertainment
7 Oct 2024RenewedFloor 1
Continued use as karaoke lounge
Continued use of unit #01-XX as karaoke lounge
29 Jul 2024RenewedFloor 2
Continued use as massage establishment
Continued use of shop unit #02-XX as massage establishment
2 Apr 2024Approved
Change of use to amusement centre
Proposed change of use of units #01-XX and #01-XX to amusement centre
2 Jan 2024RenewedFloor 2
Continued use as massage establishment
Continued use of unit #02-XX as massage establishment
27 Dec 2023ApprovedFloor 2
Change of use to minimart
Proposed change of use of unit #02-XX and #02-XX to minimart

95 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 Upper Thomson 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 Thomson Plaza?

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

Indicative area yield — District 20 retail

Gross yield (area)

7.3%

6.5% net of property tax

Rent side (median of bands)

$228.09 psm/mo

2026Q3

Price side (strata, 5y)

$3,493 psf

20 sales

An INDICATIVE AREA yield for District 20 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 20 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$133.15	$188.46	$400.81
B1 & Below · 30 & Below	$619.37	$706.67	$790.91
B1 & Below · >30 - 100	$297.17	$316.52	$350.31
Level 1 · >30 - 100	$70.71	$96.43	$227.01
Level 2 & 3 · >30 - 100	$130.42	$267.72	$324.88
Level 1 · >100 - 300	$68.64	$87.36	$129.01

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 Thomson Plaza right now?

Key takeaway15 units are currently listed at Thomson Plaza — 11 for sale and 4 for rent. One row per unit; several agents often market the same unit.

For sale (11)

Thomson Plaza2 agentsS$6.50M · 1,087 sqft
Thomson PlazaS$4.18M · 667 sqft
Thomson Plaza2 agentsS$1.50M · 205 sqft
Thomson PlazaS$4.00M · 721 sqft

For rent (4)

Thomson Plaza2 agentsS$29k/mo · 1,603 sqft
Thomson Plaza2 agentsS$29k/mo · 1,603 sqft
🌟 Upper Thomson MRT NO GST shophouse level 2S$12k/mo · 1,600 sqft
Upper Thomson Shop For RentS$6k/mo · 713 sqft

Browse every listing at this building →

What is near Thomson Plaza?

Key takeawayThe nearest MRT/LRT is Upper Thomson MRT, about 216 m away — and 2 competing retail premisess operate nearby.

Getting around

Upper Thomson MRT216 m · ~3 min

Amenities nearby

Regent Clinic · 27 mUpp Thomson Stn Exit 2 · 53 mUpper Thomson MRT Exit 1 · 98 mSoo Chow Walk Pg · 188 mPlace Of Worship · 253 mEducational Institution · 585 mThomson Community Club · 723 m

Competing premises nearby

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

NTUC Fairprice Co-operative Ltd · 43 mBlk 320 Shunfu Road · 737 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Thomson Plaza

Key takeawayThe nearest station is Upper Thomson (TE8), 98 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 2 public car parks are within 500 m.

Foot traffic: busier than 23% of retail buildings

nearest MRT/LRT Upper Thomson (TE8) 98 m, about 21,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 5, about 12,000 taps a weekday; Bishan: 28,932 resident workers (Census 2020, by workplace); about 19,000 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

Upper Thomson (TE8)98 m · about 21,000 weekday taps
Bright Hill (TE7)809 m · about 15,000 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 Thomson Plaza. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with about 12,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 448A Bright Hill Drive (HDB)318 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 424 car lots
Blk 441-455 Sin Ming Avenue/Bright Hill Drive (HDB)369 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 560 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.

Nearest URA season parking: Sembawang Hill Estate, 1.9 km away, S$90/month.

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

Who's registered at Thomson Plaza?

Key takeaway110 live companies (and LLPs and branches; sole proprietors are not counted) list Thomson Plaza as their registered address. These are registered businesses, not who occupies the space.

Education
28
Wholesale and retail trade
22
Financial and insurance
17
Accommodation and food services
10
Other services
9
Health and social services
9
Professional, scientific and technical services
8
Construction
3
Arts, entertainment and recreation
2
Information and communications
1

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.

What is Thomson Plaza's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 469 kWh/m²·yr

Frequently asked questions about Thomson Plaza

Where is Thomson Plaza?⌄

Thomson Plaza is at 301 Upper Thomson Road, Singapore 574408, in the Bishan planning area.

What is Thomson Plaza zoned as?⌄

Thomson Plaza sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Thomson Plaza?⌄

Thomson Plaza is leasehold. About 49 years remain on the lease.

What have units at Thomson Plaza sold for?⌄

Across 81 recorded transactions, the median price is S$2,049 psf. The latest was in January 2026.

What is the nearest MRT station to Thomson Plaza?⌄

Upper Thomson MRT is the closest, 216 m away (about a 3-minute walk).

How many businesses are registered at Thomson Plaza?⌄

149 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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This development is also registered as the residential project Thomson Plaza.

Read the figures right

Completion year: as CommercialGuru states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

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.

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.

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 CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — 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.