CommercialCOMMERCIAL & RESIDENTIALConservationFreeholdDistrict 12 · Novena

Urban Heritage

Reviewed by Nathan TangUpdated 8 November 2026Data through Nov 2020

Quick Summary

Urban Heritage 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. 5 transactions are on record since 1995, most recently in Nov 2020. ACRA records 9 live company registrations at this address.

The facts are here — now get the verdict on Urban Heritage.

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What are the key facts about Urban Heritage?

Key takeawayUrban Heritage 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: 238 Balestier Road
Land area: 426 sqm
Completed: Not on record
Storeys: Not on record
Total units (CommercialGuru's count): 3
Strata lots (whole development, MCST): 21
Managing agent: CORPORATE REAL ESTATE MANAGEMENT SERVICES PTE LTD
Strata formed: 2016 (MCST 4430)
Submarket: City Fringe
Units with a recorded sale: At least 6
Transactions on record: 5 (records start 1995)
Live listings: None
ACRA registrations: 9

About Urban Heritage

Urban Heritage is a mixed-use building in Novena (District 12). It is located along Balestier Road, Singapore 329701.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold. It occupies roughly 426 sqm of land with about 1,438 sqm of gross floor area.

5 transactions have been recorded here, at a median of S$1,703 psf. The most recent was in November 2020.

10 businesses are currently registered at this address with ACRA.

The nearest MRT is Boon Keng MRT, 957 m away (about a 15-minute walk). The closest bus stop (Bef Blk 104) is 56 m away (about a 1-minute walk).

What is Urban Heritage zoned as?

Key takeawayUrban Heritage sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Conservation area: Balestier
Conserved building: Yes

Run the full zoning report for this building →

What has Urban Heritage sold for?

Key takeaway5 transactions are on record since 1995, most recently in Nov 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Nov 2020	Office	S$998k	646 sqft	$1,545
Aug 2013	Office	S$990k	581 sqft	$1,703
Jun 2013	Office	S$1.09M	646 sqft	$1,687
Jun 2012	Retail	S$2.57M	1,098 sqft	$2,341
Jun 2012	Office	S$2.56M	1,281 sqft	$1,997

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 Urban Heritage rent for?

Key takeawayNo rent is published for Urban Heritage 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 Urban Heritage

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 Urban Heritage?

Key takeawayURA has approved 2 changes of use at Urban Heritage 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.

29 Jul 2024ApprovedFloor 1
Change of use to pet shop for sale of pet food & accessories and pet grooming
Proposed change of use of #01-XX and #01-XX as pet shop for sale of pet food & accessories and pet grooming.
12 Jul 2021RenewedFloor 1
Continued use as pet shop for sale of pet food & accessories and pet grooming
Continued use of units #01-XX & #01-XX as pet shop for sale of pet food & accessories and pet grooming
16 Jul 2018ApprovedFloor 1
Change of use to pet shop for sale of pet food & accessories and pet grooming
Retention of units #01-XX & #01-XX as pet shop for sale of pet food & accessories and pet grooming on lot 10377w mk17 at 238 balestier road – urban heritage (novena planning area)
2 Jul 2015Approved
Additions & alterations
Proposed amendment to approved conservation/additions & alterations to existing 3 units of 3-sty conservation building and a new 6-sty rear extension comprising of 3 units of shops at 1st sty, 3 units of offices at 2nd sty, 15 units of residential apartment from 3rd sty to 6th sty with roof terrace,a swimming pool at 1st sty & mechanised car parks
30 Mar 2015Approved
Additions & alterations
Proposed amendment to approved conservation/additions & alterations to existing 3 units of 3-sty conservation building and a new 6-sty rear extension comprising of 3 units of shops at 1st sty, 3 units of offices at 2nd sty, 15 units of residential apartment from 3rd sty to 6th sty with roof terrace,a swimming pool at 1st sty & mechanised car parks
21 Mar 2014Approved
Additions & alterations
Proposed conservation/additions & alterations to existing 3 units of 3-storey conservation buildings and a new 6-storey rear extension comprising 3 units of shops at 1st storey, 3 units of offices at 2nd storey, 15 units of residential apartment from 3rd storey to 6th storey with roof terrace, a swimming pool at 1st storey and mechanised car parks
31 Mar 2012Approved
Additions & alterations
Proposed conservation/additions & alterations to existing 3 units of 3-storey conservation buildings and a new 6-storey rear extension comprising 3 units of shops at 1st storey, 3 units of offices at 2nd storey, 15 units of residential apartment from 3rd storey to 6th storey with roof terrace, a swimming pool at 1st storey and mechanised car parks
2 Aug 2010Refused
Additions & alterations
Outline application for proposed conservation and additions & alterations to the existing 3-storey shophouses with 6-storey rear extension for hotel (estimated 48 rooms)

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 Urban Heritage?

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 near Urban Heritage?

Key takeawayThe nearest MRT/LRT is Boon Keng MRT, about 957 m away — and 3 competing retail premisess operate nearby.

Getting around

Boon Keng MRT957 m · ~15 min

Amenities nearby

Heal Medical Centre · 38 mHotel · 46 mBef Blk 104 · 56 mPlace Of Worship · 64 mEducational Institution · 295 mWhampoa Community Club · 546 mTan Tock Seng Hospital · 646 mKallang Polyclinic · 824 mBoon Keng MRT Exit A · 928 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 · 36 mBlks 91/92 Whampoa Drive # · 194 mSquare 2 · 1.0 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Urban Heritage

Key takeawayThe nearest station is Boon Keng (NE9), 929 m away — a busy station, with about 51,000 taps in and out on an average weekday. 17 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 40% of retail buildings

nearest MRT/LRT Boon Keng (NE9) 929 m, about 51,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 7, about 20,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 55,000 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

Boon Keng (NE9)929 m · about 51,000 weekday taps
Farrer Park (NE8)937 m · about 57,000 weekday taps
Novena (NS20)998 m · about 85,000 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 Urban Heritage. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 20,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Balestier Rd (URA)27 m
S$0.60 per half-hour at midday on a weekday · 5 car lots
Blk 104 Whampoa Drive (HDB)119 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 79 car lots
Blk 92 Whampoa Drive (HDB)134 m
S$0.60 per half-hour at midday on a weekday · 131 car lots
Blk 98A Whampoa Drive (HDB)151 m
S$0.60 per half-hour at midday on a weekday · gantry 2 m · 402 car lots
Blk 90 Whampoa Drive (HDB)184 m
S$0.60 per half-hour at midday on a weekday · 59 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. Urban Heritage's own car park, if it has one, and its charges are not in the open data.

Who's registered at Urban Heritage?

Key takeaway9 live companies (and LLPs and branches; sole proprietors are not counted) list Urban Heritage as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Construction
2
Transportation and storage
1
Information and communications
1
Real estate
1
Education
0
Professional, scientific and technical 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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Urban Heritage

Where is Urban Heritage?⌄

Urban Heritage is at 238 Balestier Road, Singapore 329701, in the Novena planning area.

What is Urban Heritage zoned as?⌄

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

What is the tenure of Urban Heritage?⌄

Urban Heritage is freehold.

Is Urban Heritage a conserved property?⌄

Yes. Urban Heritage falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Urban Heritage sold for?⌄

Across 5 recorded transactions, the median price is S$1,703 psf. The latest was in November 2020.

What is the nearest MRT station to Urban Heritage?⌄

Boon Keng MRT is the closest, 957 m away (about a 15-minute walk).

How many businesses are registered at Urban Heritage?⌄

10 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 Urban Heritage.

Read the figures right

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

Total units: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

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.

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, 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.