Urban Heritage
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. 6 units are currently listed for sale or rent. ACRA records 10 live company registrations at this address.
What are the key facts about Urban Heritage?
- 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
- Transactions on record
- 5 (records start 1995)
- Live listings
- 6
- ACRA registrations
- 10
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?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 3.0
- Conservation area
- Balestier
- Conserved building
- Yes
What has Urban Heritage sold for?
| 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 | Office | S$2.56M | 1,281 sqft | $1,997 |
| Jun 2012 | Retail | S$2.57M | 1,098 sqft | $2,341 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like.
How does Balestier Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Urban Heritage?
Indicative area yield — District 12 retail
An INDICATIVE AREA yield for District 12 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 12 ($ psm/month, 2026Q2)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 2 & 3 · 30 & Below | $62.49 | $64.71 | $66.54 |
| Level 1 · 30 & Below | $63.21 | $75.71 | $98.74 |
| Level 1 · >30 - 100 | $112.99 | $125.25 | $147.17 |
| Level 1 · >100 - 300 | $102.41 | $118.35 | $120.63 |
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 Urban Heritage right now?
For sale (4)
- Urban HeritageS$1.80M · 500 sqft
- Urban HeritageS$1.25M · 646 sqft
- Urban HeritageS$1.30M · 646 sqft
- Urban Heritage2 agentsS$1.30M · 580 sqft
For rent (2)
- Urban HeritageS$4k/mo · 646 sqft
- Urban HeritageS$3k/mo · 580 sqft
What is near Urban Heritage?
Getting around
- Boon Keng MRT957 m · ~15 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
How many companies are registered at Urban Heritage?
- Live registrations
- 10
- Registered last 3 years
- 5
- Most common type
- Local Company
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.
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.
The facts are here — now get the verdict on Urban Heritage.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.
This development is also registered as the residential project Urban Heritage.