CommercialCOMMERCIALDistrict 11 · Novena

United Square

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

United Square is a commercial building in District 11 · Novena, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. 62 units are currently listed for rent. ACRA records 849 live company registrations at this address.

The facts are here — now get the verdict on United Square.

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What are the key facts about United Square?

Key takeawayUnited Square is a commercial building in District 11 · Novena, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 11 · Novena
Address: 101 Thomson Road
Land area: 18,079 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 52
Managing agent: UOL MANAGEMENT SERVICES PTE LTD
Strata formed: 2016 (MCST 4298)
Owner: UOL Group (SGX filings)
Submarket: City Fringe
Listed as: Office, Mall Shop, Shop / Shophouse
Transactions on record: None recorded
Live listings: 62
ACRA registrations: 849

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.

Who owns United Square, and what is it valued at?

Key takeawayUnited Square is owned by UOL Group, listed on SGX. The figures below come from its own SGX filings, each with its date. A valuation is an independent valuer's opinion for the owner's accounts, not a sale price.

Valued at S$1,153.4 million as at 30 Jun 2026, by Edmund Tie & Company (SEA) Pte Ltd.

per UOL Group's SGX filing, 12 Aug 2026

Earlier: S$1,153.3 million (31 Dec 2025) · S$1,141.4 million (30 Jun 2025) · S$1,140.3 million (31 Dec 2024) · S$1,132.6 million (30 Jun 2024)

Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.

About United Square

United Square is a commercial building in Novena (District 11). It is located along Thomson Road, Singapore 307591.

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

It occupies roughly 18,079 sqm of land with about 66,675 sqm of gross floor area.

908 businesses are currently registered at this address with ACRA.

The nearest MRT is Novena MRT, 364 m away (about a 6-minute walk). The closest bus stop (United Sq/Bef Novena Stn) is 24 m away (about a 0-minute walk). Velocity @ Novena Square is 312 m away (about a 5-minute walk).

What is United Square zoned as?

Key takeawayUnited Square 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 54,237 sqm · built 65,933 sqm · headroom -11,696 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 does space at United Square rent for?

Key takeawayNo rent is published for United Square itself. On its street, Thomson Road, retail space rented at a median of $18.37 psf a month in 2026Q3, with the middle half of leases between $11.18 and $26.32. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Thomson Road

Street level · 2026Q3

25th pct

$11.18

$120.38 psm

Median

$18.37

$197.77 psm

75th pct

$26.32

$283.28 psm

S$ per sq ft per month · median +6.1% on a year earlier

2023Q4 · $181.46 psm2026Q3 · $197.77 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).

Office space on Thomson Road

Street level · 2026Q3

25th pct

$7.95

$85.56 psm

Median

$8.45

$90.93 psm

75th pct

$8.72

$93.90 psm

S$ per sq ft per month · median +0.6% on a year earlier

2023Q4 · $78.57 psm2026Q3 · $90.93 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 — District 11 retail

Region band · 2026Q3

25th pct

$12.48

$134.36 psm

Median

$16.43

$176.85 psm

75th pct

$17.64

$189.91 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 11 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 United Square

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 United Square

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 62 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 12 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 United Square?

Key takeawayURA has approved 66 changes of use at United Square since 2000, most recently in 2026. 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.

18 Sept 2026Agency worksFloor 1
Change of use to commercial school
Lodgment for proposed use of units #01-XX and #01-XX as commercial school
11 Sept 2026ApprovedFloor 13
Change of use to shop
Proposed change of use of unit #13-XX to shop
26 Jun 2026Agency worksFloor 17
Change of use to commercial school
Lodgment for proposed use of unit #17-XX as commercial school
6 Apr 2026ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of units #01-XX, #01-XX and #01-XX to medical clinic
29 Jan 2026ApprovedFloor 21
Change of use to gym / fitness centre
Proposed change of use of units #21-XX and #21-XX to gym / fitness centre
14 Jan 2026ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant
25 Feb 2025ApprovedFloor B1
Change of use to indoor playground
Proposed change of use of #B1-XX (united square) to indoor playground
21 Feb 2025Agency worksFloor 10
Change of use to gym/fitness centre
Lodgment for proposed use of unit #10-XX as gym/fitness centre
18 Dec 2024ApprovedFloor 1
Change of use to medical clinic
Proposed change of use of units #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX, #01-XX and #01-XX to medical clinic at united square
16 Aug 2024RenewedFloor B1
Continued use as massage establishment
Continued use of unit #B1-XX as massage establishment (an extension of existing massage establishment at unit #B1-XX - united square)
10 May 2024Agency worksFloor 17
Change of use to commercial school
Lodgment for proposed use of units #17-XX and #17-XX as commercial school
15 Mar 2024Agency worksFloor 1
Change of use to gym / fitness centre
Lodgment for proposed use of unit #01-XX as gym / fitness centre

83 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 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 United Square?

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

Indicative area yield — District 11 retail

Gross yield (area)

4.6%

4.1% net of property tax

Rent side (median of bands)

$176.85 psm/mo

2026Q3

Price side (strata, 5y)

$4,327 psf

15 sales

An INDICATIVE AREA yield for District 11 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 11 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$134.36	$181.39	$189.91
Level 1 · 30 & Below	$96.71	$98.15	$108.07
Level 1 · >30 - 100	$138.32	$176.85	$254.10

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 United Square right now?

Key takeaway62 units are currently listed at United Square. One row per unit; several agents often market the same unit.

For rent (62)

United SquareS$17k/mo · 2,099 sqft
United SquareS$19k/mo · 2,314 sqft
United SquareS$20k/mo · 2,554 sqft
United SquareS$50k/mo · 5,543 sqft

Browse every listing at this building →

What is near United Square?

Key takeawayThe nearest MRT/LRT is Novena MRT, about 364 m away.

Getting around

Novena MRT364 m · ~6 min

Amenities nearby

United Sq/Bef Novena Stn · 24 mMinmed Clinic (Novena) · 53 mCold Storage Singapore (1983) Pte Ltd · 53 mThomson Rd Pg · 110 mEducational Institution · 126 mPlace Of Worship · 167 mHotel · 192 mNovena MRT Exit B · 314 mTan Tock Seng Hospital · 510 mPek Kio Market & Food Centre · 693 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at United Square

Key takeawayThe nearest station is Novena (NS20), 314 m away — one of the busiest stations, with about 85,000 taps in and out on an average weekday. One public car park is within 500 m.

Foot traffic: busier than 56% of retail buildings

nearest MRT/LRT Novena (NS20) 314 m, about 85,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 9, about 19,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 30,000 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

Novena (NS20)314 m · about 85,000 weekday taps
Newton (NS21 / DT11)761 m · about 116,000 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 United Square. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Kampong Java Rd (URA)490 m
S$0.60 per half-hour at midday on a weekday · 30 car lots

Nearest URA season parking: Shrewsbury Area, 558 m away, S$80/month.

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

Who's registered at United Square?

Key takeaway849 live companies (and LLPs and branches; sole proprietors are not counted) list United Square as their registered address. These are registered businesses, not who occupies the space.

Financial and insurance
221
Wholesale and retail trade
176
Information and communications
131
Professional, scientific and technical services
110
Real estate
61
Administrative and support services
35
Accommodation and food services
32
Transportation and storage
23
Manufacturing
17
Education
15

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.

What is United Square's BCA building profile?

BCA building type: Mixed Development
Green Mark: NA (NA)
Energy use intensity: 277 kWh/m²·yr

Frequently asked questions about United Square

Where is United Square?⌄

United Square is at 101 Thomson Road, Singapore 307591, in the Novena planning area.

What is United Square zoned as?⌄

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

Have there been any recorded transactions at United Square?⌄

No caveats have been lodged for United Square 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 United Square?⌄

Novena MRT is the closest, 364 m away (about a 6-minute walk).

How many businesses are registered at United Square?⌄

908 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

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

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.

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.

Owner: the REIT or SGX-listed company whose latest valuation notice or annual report lists this building (a later divestment removes it). '(N% interest)' or '(part of the strata)' when it holds less than the whole. A building with no listed owner shows none — a private owner is never named.

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.

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

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, the owner's SGX filings, 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.

Owners, valuations and deals: the owners' own filings on SGX (notices of valuation of real assets, acquisition and divestment announcements, annual reports), facts only, each with its date.

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.