CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 5 · Queenstown

Viva Vista

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2025

Quick Summary

Viva Vista is a commercial building in District 5 · Queenstown, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 130 transactions are on record since 1995, at a median S$2,622 psf, most recently in May 2025. 17 units are currently listed for sale or rent. ACRA records 130 live company registrations at this address.

The facts are here — now get the verdict on Viva Vista.

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What are the key facts about Viva Vista?

Key takeawayViva Vista is a commercial building in District 5 · Queenstown, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 5 · Queenstown
Address: 3 South Buona Vista Road
Land area: 2,581 sqm
Completed: 2014 (per EdgeProp listings)
Storeys: 10 (© OpenStreetMap contributors)
Developer: Hume Homes Pte Ltd (per CommercialGuru)
Total units (CommercialGuru's count): 106
Strata lots (whole development, MCST): 250
Managing agent: KNIGHT FRANK PROPERTY & FACILITIES MANAGEMENT PTE. LTD.
Strata formed: 2017 (MCST 4186)
Submarket: City Fringe
Units with a recorded sale: At least 105
Transactions on record: 130 (records start 1995)
Live listings: 17
ACRA registrations: 130

About Viva Vista

Viva Vista is a mixed-use building in Queenstown (District 05). It is located along South Buona Vista Road, Singapore 118136.

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 2,581 sqm of land with about 9,014 sqm of gross floor area.

130 transactions have been recorded here, at a median of S$2,622 psf. The most recent was in May 2025.

163 businesses are currently registered at this address with ACRA.

The nearest MRT is Haw Par Villa MRT, 555 m away (about a 9-minute walk). The closest bus stop (Bef Sth Buona Vista Rd) is 52 m away (about a 1-minute walk).

What is Viva Vista zoned as?

Key takeawayViva Vista sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 7,743 sqm · built 9,014 sqm · headroom -1,271 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 Viva Vista sold for?

Key takeawayAcross 130 recorded transactions since 1995, the median price is about S$483k, most recently in May 2025.

Date	Use	Price	Area	PSF
May 2025	Retail	S$329k	151 sqft	$2,182
Mar 2025	Retail	S$340k	151 sqft	$2,256
Jan 2025	Retail	S$358k	161 sqft	$2,217
Sept 2024	Office	S$289k	161 sqft	$1,789
Aug 2024	Retail	S$340k	151 sqft	$2,256
Dec 2023	Retail	S$680k	344 sqft	$1,974
Dec 2023	Retail	S$280k	140 sqft	$2,001
Oct 2023	Retail	S$340k	172 sqft	$1,974
Oct 2023	Retail	S$360k	161 sqft	$2,230
Sept 2023	Retail	S$512k	258 sqft	$1,983

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 Viva Vista rent for?

Key takeawayNo rent is published for Viva Vista itself. On its street, South Buona Vista Road, office space rented at a median of $3.48 psf a month in 2025Q1. That is not this building's own rent, and never a quote for a particular unit.

Office space on South Buona Vista Road

Street level · 2025Q1

25th pct

—

— psm

Median

$3.48

$37.50 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

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 South Buona Vista Road

Street level · 2026Q3

25th pct

$4.65

$50.00 psm

Median

$5.02

$54.06 psm

75th pct

$5.80

$62.46 psm

S$ per sq ft per month · median +3% on a year earlier

2023Q4 · $53.85 psm2026Q3 · $54.06 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 5 retail

Region band · 2026Q3

25th pct

$7.45

$80.17 psm

Median

$11.04

$118.89 psm

75th pct

$15.35

$165.18 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 5 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 Viva Vista

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Viva Vista

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for rent; 13 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, 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.

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 Viva Vista?

Key takeawayURA has approved 42 changes of use at Viva Vista since 2000, most recently in 2026, and refused 5. 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.

31 Jul 2026RenewedFloor B1
Continued use as restaurant
Continued use of shop unit #B1-XX as restaurant at viva vista
24 Apr 2026ApprovedFloor B1
Change of use to pet shop
Proposed change of use of unit #B1-XX to pet shop at viva vista
13 Feb 2026ApprovedFloor B1
Change of use to pet shop
Proposed change of use of unit #B1-XX to pet shop at viva vista
5 Sept 2025ApprovedFloor B1
Change of use to pet shop
Proposed change of use of unit #B1-XX to pet shop at viva vista
7 Aug 2025RenewedFloor B1
Continued use as pet shop
Continued use of shop unit #B1-XX as pet shop at viva vista
18 Jul 2025ApprovedFloor B1
Change of use to takeaway foodshop
Proposed change of use of unit #B1-XX to takeaway foodshop at viva vista
16 Jul 2025RenewedFloor B1
Continued use as pet shop
Continued use of unit #B1-XX as pet shop at viva vista
27 Feb 2025RenewedFloor 1
Continued use as restaurant
Continued use of units #01-XX, #01-XX, #01-XX & #01-XX as restaurant at viva vista
21 Jan 2025Agency worksFloor B1
Change of use to office
Lodgment for proposed use of unit #B1-XX as office
4 Oct 2024ApprovedFloor B1
Change of use to pet shop
Proposed change of use of shop unit #B1-XX to pet shop (pet grooming) and sale of pet products at viva vista
22 Jul 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of shop units #01-XX & #01-XX to restaurant at viva vista
26 Jun 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of shop units #01-XX & #01-XX to restaurant at viva vista

54 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 South Buona Vista Road price?

Key takeawayAcross 12 strata sales on South Buona Vista Road in the last 5 years, the median is $1,992 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,992

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near Viva Vista?

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

Indicative area yield — District 5 retail

Gross yield (area)

5.9%

5.3% net of property tax

Rent side (median of bands)

$118.89 psm/mo

2026Q3

Price side (strata, 5y)

$2,263 psf

32 sales

An INDICATIVE AREA yield for District 5 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 5 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$50.00	$57.14	$376.27
Level 1 · 30 & Below	$56.83	$66.67	$120.03
Level 2 & 3 · >30 - 100	$90.07	$125.08	$160.38
Level 1 · >30 - 100	$70.27	$112.69	$126.27
Level 1 · >100 - 300	$108.14	$129.44	$203.65
Level 2 & 3 · >100 - 300	$116.31	$143.20	$169.97

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 Viva Vista right now?

Key takeaway17 units are currently listed at Viva Vista — 13 for sale and 4 for rent. One row per unit; several agents often market the same unit.

For sale (13)

Viva VistaS$400k · 118 sqft
Viva VistaS$650k · 280 sqft
Viva VistaS$480k · 226 sqft
Viva VistaS$600k · 180 sqft

For rent (4)

Viva Vista2 agentsS$1k/mo · 161 sqft
Viva VistaS$2k/mo · 280 sqft
Viva VistaS$2k/mo · 215 sqft
Viva VistaS$1k/mo · 139 sqft

Browse every listing at this building →

What is near Viva Vista?

Key takeawayThe nearest MRT/LRT is Haw Par Villa MRT, about 555 m away — and 1 competing retail premises operate nearby.

Getting around

Haw Par Villa MRT555 m · ~9 min

Amenities nearby

Place Of Worship · 33 mBef Sth Buona Vista Rd · 52 mVista Medical Centre · 238 mPasir Panjang Park · 250 mPort / Airport · 254 mBusiness Park · 562 mHaw Par Villa MRT Exit A · 565 mNational University Hospital · 1.5 km

Competing premises nearby

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

Pasir Panjang Food Centre · 749 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Viva Vista

Key takeawayThe nearest station is Haw Par Villa (CC25), 555 m away — a moderately busy station, with about 15,000 taps in and out on an average weekday. One public car park is within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 3% of office buildings

nearest MRT/LRT Haw Par Villa (CC25) 555 m, about 15,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 10, about 4,959 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 5,270 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Haw Par Villa (CC25)555 m · about 15,000 weekday taps
Pasir Panjang (CC26)725 m · about 14,000 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 Viva Vista. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with 4,959 boardings and alightings on an average weekday.

Public car parks within 500 m

Pasir Panjang Rd - Sou Th Buona Vista Rd (URA)105 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 26 car lots

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

Who's registered at Viva Vista?

Key takeaway130 live companies (and LLPs and branches; sole proprietors are not counted) list Viva Vista as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
43
Professional, scientific and technical services
22
Information and communications
14
Administrative and support services
11
Construction
7
Manufacturing
7
Other services
6
Accommodation and food services
5
Education
5
Transportation and storage
4

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 Viva Vista's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 107 kWh/m²·yr

Frequently asked questions about Viva Vista

Where is Viva Vista?⌄

Viva Vista is at 3 South Buona Vista Road, Singapore 118136, in the Queenstown planning area.

What is Viva Vista zoned as?⌄

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

What is the tenure of Viva Vista?⌄

Viva Vista is freehold.

What have units at Viva Vista sold for?⌄

Across 130 recorded transactions, the median price is S$2,622 psf. The latest was in May 2025.

What is the nearest MRT station to Viva Vista?⌄

Haw Par Villa MRT is the closest, 555 m away (about a 9-minute walk).

How many businesses are registered at Viva Vista?⌄

163 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 Viva Vista.

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

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Tell me about Viva Vista — recent transactions, zoning and what's listed there.

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This development is also registered as the residential project Viva Vista.

Read the figures right

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

Developer: as CommercialGuru names it, not checked against an official record.

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.

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 EdgeProp listings, 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, 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.