CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 12 · Novena

Viio @ Balestier

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2020

Quick Summary

Viio @ Balestier 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. 1 transaction is on record since 1995, most recently in Oct 2020. 3 units are currently listed for rent. ACRA records 10 live company registrations at this address.

The facts are here — now get the verdict on Viio @ Balestier.

Ask PropKaki

What are the key facts about Viio @ Balestier?

Key takeawayViio @ Balestier 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: 520 Balestier Road
Land area: 2,050 sqm
Completed: Not on record
Storeys: 13 (© OpenStreetMap contributors)
Developer: Techkon Commercial Pte Ltd (per CommercialGuru)
Strata lots (whole development, MCST): 78
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2019 (MCST 4652)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: 3
ACRA registrations: 10

What are the specs at Viio @ Balestier?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Power supply: 60A, 80A or 100A (varies by unit); Source: the developer's sales brochure

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for Viio @ Balestier?

Key takeawayWe hold the developer's sales-brochure floor plans for Viio @ Balestier — 2 plans. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

1st storey
2nd storey

Source: developer's sales brochure.

About Viio @ Balestier

Viio @ Balestier is a mixed-use building in Novena (District 12). It is located along Balestier Road, Singapore 329853.

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 2,050 sqm of land with about 6,560 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$2,728 psf. The most recent was in October 2020.

11 businesses are currently registered at this address with ACRA.

The nearest MRT is Toa Payoh MRT, 653 m away (about a 10-minute walk). The closest bus stop (Opp EAIM) is 59 m away (about a 1-minute walk).

What is Viio @ Balestier zoned as?

Key takeawayViio @ Balestier 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 Viio @ Balestier sold for?

Key takeaway1 transaction is on record since 1995, most recently in Oct 2020 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2020	Retail	S$32.80M	12,023 sqft	$2,728

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 Viio @ Balestier rent for?

Key takeawayNo rent is published for Viio @ Balestier itself. On its street, Balestier Road, retail space rented at a median of $5.76 psf a month in 2026Q3, with the middle half of leases between $5.00 and $7.48. That is not this building's own rent, and never a quote for a particular unit.

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).

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 — 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 Viio @ Balestier

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 Viio @ Balestier

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 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 Viio @ Balestier?

Key takeawayURA has approved 6 changes of use at Viio @ Balestier since 2000, most recently in 2025, and refused 1. 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.

3 Oct 2025Agency worksFloor 1
Change of use to commercial school
Lodgment for proposed use of part of unit #01-XX as commercial school
2 Oct 2025ApprovedFloor 1
Change of use to showroom
Proposed change of use of unit #01-XX and part of unit #01-XX to showroom
12 Jul 2024RenewedFloor 1
Continued use as restaurant
Continued use of part shop unit #01-XX as restaurant (as an expansion to restaurant unit #01-XX)
4 Jan 2023ApprovedFloor 3
Additions & alterations
Proposed additions and alterations & change of use of units #03-XX, #03-XX, #03-XX, #03-XX, #03-XX, #03-XX & #03-XX and common corridor to gym/ fitness centre on lot 10611c mk17 at 520 balestier road (novena planning area)- viio @balestier
9 Feb 2021ApprovedFloor 1
Change of use to restaurant
Proposed change of use of units #01-XX, #01-XX, #01-XX and part of unit #01-XX to restaurant - viio @ balestier
5 Oct 2020RenewedFloor 1
Continued use as restaurant
Continued use of part shop unit #01-XX as restaurant (as an expansion to restaurant unit #01-XX)
15 Mar 2019ApprovedFloor 2
Change of use to commercial school
Proposed change of use of units #02-XX & #02-XX to commercial school on lot 10611c mk17 at 520 balestier road - viio @ balestier (novena planning area)
14 Feb 2019ApprovedFloor 3
Additions & alterations
Proposed addition & alteration and change of use of units #03-XX to #03-XX as amusement centre (lan gaming) at viio @ balestier
14 Aug 2018ApprovedFloor 1
Change of use to restaurant
Proposed change of use of part shop unit #01-XX to restaurant (as an expansion to restaurant unit #01-XX) on lots 03304l, 03307w & 10521l mk17 at 520 balestier road - viio @ balestier (novena planning area)
25 Jul 2018ApprovedFloor 3
Change of use to amusement centre
Proposed change of use of units #03-XX to #03-XX as amusement centre (lan gaming) on lot 03307w mk17 at 520 balestier road - viio @ balestier (novena planning area)
21 Feb 2018RefusedFloor 2
Change of use to karaoke lounge
Proposed change of use of units #02-XX and #02-XX to karaoke lounge on lots 03304l, 03307w and 10521l mk17 at 520 balestier road - viio @ balestier

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 Viio @ Balestier?

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 Viio @ Balestier right now?

Key takeaway3 units are currently listed at Viio @ Balestier. One row per unit; several agents often market the same unit.

For rent (3)

VIIO @ BalestierS$19k/mo · 2,507 sqft
VIIO @ Balestier3 agentsS$16k/mo · 2,507 sqft
VIIO @ Balestier2 agentsS$19k/mo · 2,508 sqft

Browse every listing at this building →

What is near Viio @ Balestier?

Key takeawayThe nearest MRT/LRT is Toa Payoh MRT, about 653 m away — and 3 competing retail premisess operate nearby.

Getting around

Toa Payoh MRT653 m · ~10 min

Amenities nearby

Hotel · 14 mOpp EAIM · 59 mLivewell Medical Family Clinic · 65 mPlace Of Worship · 71 mEducational Institution · 115 mNovena Rise Pk · 428 mRen Ci Community Hospital · 455 mToa Payoh MRT Exit B · 622 mToa Payoh West Community Club · 921 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 · 66 mSquare 2 · 724 mBlks 91/92 Whampoa Drive # · 989 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Viio @ Balestier

Key takeawayThe nearest station is Toa Payoh (NS19), 622 m away — a busy station, with about 76,000 taps in and out on an average weekday. 14 public car parks are within 500 m.

Foot traffic: busier than 50% of retail buildings

nearest MRT/LRT Toa Payoh (NS19) 622 m, about 76,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 21,000 taps a weekday; Novena: 42,829 resident workers (Census 2020, by workplace); about 52,000 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

Toa Payoh (NS19)622 m · about 76,000 weekday taps
Novena (NS20)676 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 Viio @ Balestier. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 21,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 101 Jalan Dusun (HDB)203 m
S$0.60 per half-hour at midday on a weekday · 261 car lots
Shan Rd (URA)232 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Jln Dusun (URA)246 m
S$0.60 per half-hour at midday on a weekday · 24 car lots
Service Rd (Balestier Rd) (URA)330 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Jln Rama Rama (URA)342 m
S$0.60 per half-hour at midday on a weekday · 10 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Balestier Road Area, 666 m away, S$90/month.

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

Who's registered at Viio @ Balestier?

Key takeaway10 live companies (and LLPs and branches; sole proprietors are not counted) list Viio @ Balestier as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
2
Information and communications
2
Education
2
Other services
2
Construction
1
Accommodation and food services
1
Wholesale and retail trade
0
Manufacturing
0
Transportation and storage
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 Viio @ Balestier

Where is Viio @ Balestier?⌄

Viio @ Balestier is at 520 Balestier Road, Singapore 329853, in the Novena planning area.

What is Viio @ Balestier zoned as?⌄

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

What is the tenure of Viio @ Balestier?⌄

Viio @ Balestier is freehold.

What have units at Viio @ Balestier sold for?⌄

Across 1 recorded transaction, the median price is S$2,728 psf. The latest was in October 2020.

What is the nearest MRT station to Viio @ Balestier?⌄

Toa Payoh MRT is the closest, 653 m away (about a 10-minute walk).

How many businesses are registered at Viio @ Balestier?⌄

11 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

The facts are here — now get the verdict on Viio @ Balestier.

Ask what a unit here would fetch, what the zone allows, or how it compares.

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Tell me about Viio @ Balestier — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

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This development is also registered as the residential project Viio @ Balestier.

Read the figures right

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

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.

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.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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.

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, the developer's sales brochure, OpenStreetMap (© OpenStreetMap contributors), the developer's sales brochure (floor plans) — 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.