CommercialHOTELDistrict 12 · Novena

Zhongshan Mall Balestier

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

Zhongshan Mall Balestier is a commercial building in District 12 · Novena, on land zoned HOTEL under the URA Master Plan with a gross plot ratio of 3.0. 3 units are currently listed for rent. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on Zhongshan Mall Balestier.

Ask PropKaki

What are the key facts about Zhongshan Mall Balestier?

Key takeawayZhongshan Mall Balestier is a commercial building in District 12 · Novena, zoned HOTEL.

Asset class: Commercial
Land-use zone: HOTEL
Gross plot ratio: 3.0
Tenure: Not on record
District / Area: District 12 · Novena
Address: —
Land area: —
Completed: Not on record
Storeys: Not on record
Listed as: Office, Food & Beverage, Shop / Shophouse
Transactions on record: None recorded
Live listings: 3
ACRA registrations: 0

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.

About Zhongshan Mall Balestier

Zhongshan Mall Balestier is a commercial building in Novena (District 12). It is located along Ah Hood Road.

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

The nearest MRT is Toa Payoh MRT, 638 m away (about a 10-minute walk). The closest bus stop (Zhongshan Mall) is 40 m away (about a 1-minute walk). Square 2 is 743 m away (about a 12-minute walk).

What is Zhongshan Mall Balestier zoned as?

Key takeawayZhongshan Mall Balestier sits on land zoned HOTEL with a gross plot ratio of 3.0.

Land-use zone: HOTEL
Gross plot ratio: 3.0
Urban design area: Hotel

Run the full zoning report for this building →

What does space at Zhongshan Mall Balestier rent for?

Key takeawayNo street- or building-level rent is published here. Across District 12 retail, retail space rented at a median of $6.71 psf a month in 2026Q3, with the middle half of leases between $5.52 and $8.97. That is not this building's own rent, and never a quote for a particular unit.

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 Zhongshan Mall Balestier

Key takeawayBrokers' retail figures for Singapore as a whole — 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 (island-wide)

Singapore total: Rent S$30.38 psf/mth · Vacancy 6.3% (1Q 2026) · Planned / under construction 2.38m 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 Zhongshan Mall 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 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 Zhongshan Mall Balestier?

Key takeawayURA has approved 17 changes of use at Zhongshan Mall Balestier since 2000, most recently in 2026, 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.

28 Aug 2026ApprovedFloor 10
Change of use to commercial school
Proposed change of use of unit #10-XX (hiap hoe building at zhongshan park) to commercial school
26 Jun 2025ApprovedFloor 2
Change of use to medical clinic
Proposed change of use of unit #02-XX to medical clinic at zhongshan mall
18 Feb 2025ApprovedFloor 2
Change of use to medical clinic
Proposed change of use of #02-XX (zhongshan mall) to medical clinic
17 Feb 2025ApprovedFloor 2
Change of use to commercial school
Proposed change of use of #02-XX (zhongshan mall) to commercial school
17 Feb 2025ApprovedFloor 2
Change of use to shop
Proposed change of use of #02-XX (zhongshan mall) to shop
29 Nov 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at ramada singapore (zhongshan park)
21 Jun 2024ApprovedFloor 6
Change of use to commercial school
Change of use of #06-XX (hiap hoe building at zhongshan park) to commercial school
27 Apr 2023RefusedFloor 1
Change of use to massage establishment
Proposed change of use of unit #01-XX to massage establishment - zhongshan mall
14 Apr 2023ApprovedFloor 6
Change of use to commercial school
Proposed change of use of office unit #06-XX to commercial school - hiap hoe building at zhongshan park
14 Feb 2023ApprovedFloor 2
Change of use to betting outlet
Proposed change of use of part supermarket unit #02-XX to betting outlet - zhongshan mall
17 Aug 2021ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school - zhongshan mall
7 Oct 2020Approved
Additions & alterations
Addition of covered linkways to the existing zhongshan mall (plot a1)

7 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).

What do commercial rents run near Zhongshan Mall 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 Zhongshan Mall Balestier right now?

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

For rent (3)

Zhongshan Mall BalestierS$4k/mo · 355 sqft
Zhongshan Mall BalestierS$38k/mo · 4,111 sqft
Zhongshan Mall Balestier2 agentsS$36k/mo · 5,404 sqft

Browse every listing at this building →

What is near Zhongshan Mall Balestier?

Key takeawayThe nearest MRT/LRT is Toa Payoh MRT, about 638 m away.

Getting around

Toa Payoh MRT638 m · ~10 min

Amenities nearby

Hotel · 0 mNTUC Fairprice Co-operative Ltd · 9 mLivewell Medical Family Clinic · 10 mZhongshan Mall · 40 mPlace Of Worship · 67 mEducational Institution · 154 mToa Payoh Town Pk · 433 mRen Ci Community Hospital · 460 mToa Payoh MRT Exit B · 606 mSquare 2 · 743 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Zhongshan Mall Balestier

Key takeawayThe nearest station is Toa Payoh (NS19), 606 m away — a busy station, with about 76,000 taps in and out on an average weekday. 15 public car parks are within 500 m.

Foot traffic: busier than 50% of retail buildings

nearest MRT/LRT Toa Payoh (NS19) 606 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 53,000 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)606 m · about 76,000 weekday taps
Novena (NS20)694 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 Zhongshan Mall 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

Shan Rd (URA)216 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Blk 101 Jalan Dusun (HDB)246 m
S$0.60 per half-hour at midday on a weekday · 261 car lots
Jln Rama Rama (URA)284 m
S$0.60 per half-hour at midday on a weekday · 10 car lots
Jln Dusun (URA)298 m
S$0.60 per half-hour at midday on a weekday · 24 car lots
Minbu Rd Off St (URA)341 m
S$0.60 per half-hour at midday on a weekday · 111 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, 623 m away, S$90/month.

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

How many companies are registered at Zhongshan Mall Balestier?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

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 Zhongshan Mall Balestier

Where is Zhongshan Mall Balestier?⌄

Zhongshan Mall Balestier is at Ah Hood Road, in the Novena planning area.

What is Zhongshan Mall Balestier zoned as?⌄

Zhongshan Mall Balestier sits on land zoned hotel under the URA Master Plan, with a gross plot ratio of 3.

Have there been any recorded transactions at Zhongshan Mall Balestier?⌄

No caveats have been lodged for Zhongshan Mall Balestier 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 Zhongshan Mall Balestier?⌄

Toa Payoh MRT is the closest, 638 m away (about a 10-minute walk).

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.

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.

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.

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 URA planning decisions — see our methodology. Last updated 10 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.