IndustrialBUSINESS 1 - WHITELeaseholdDistrict 13 · Toa Payoh

The Commerze@Irving

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

The Commerze@Irving is a industrial building in District 13 · Toa Payoh, on land zoned BUSINESS 1 - WHITE under the URA Master Plan with a gross plot ratio of 3.5. It is leasehold with roughly 45 years remaining. ACRA records 468 live company registrations at this address.

The facts are here — now get the verdict on The Commerze@Irving.

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What are the key facts about The Commerze@Irving?

Key takeawayThe Commerze@Irving is a industrial building in District 13 · Toa Payoh, zoned BUSINESS 1 - WHITE, held leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 1 - WHITE
Gross plot ratio: 3.5
Tenure: Leasehold
District / Area: District 13 · Toa Payoh
Address: —
Land area: 3,353 sqm
Completed: 2013 (per EdgeProp listings)
Storeys: 9 (© OpenStreetMap contributors)
Strata units (MCST): 131
Managing agent: RHODO STRATA MANAGEMENT SERVICES PTE LTD
Strata formed: 2014 (MCST 4116)
Transactions on record: None recorded
Live listings: None
ACRA registrations: 468

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.

What are the specs at The Commerze@Irving?

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.

Floor-to-floor height: 5.9 m; 1st Storey 5.9; 2nd Storey 4; Source: the developer's sales brochure
Floor loading: 5 kN/m²; Source: the developer's sales brochure
Power supply: 20A, 30A or 40A 3-phase / single-phase (varies by unit); Source: the developer's sales brochure
Cargo / goods lifts: 2; Source: the developer's sales brochure
Passenger lifts: 2; 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.

About The Commerze@Irving

The Commerze@Irving is an industrial building in Toa Payoh (District 13). It is located along Irving Place, Singapore 369546.

Under the URA Master Plan the site is zoned Business 1 - White with a gross plot ratio of 3.5.

The site is leasehold, with about 45 years left to run. It sits on about 3,353 sqm of land with roughly 11,736 sqm of gross floor area.

Across JTC's rental returns for Irving Place, the median rent for industrial space on this street works out to about S$2.36 psf per month over 37 observations. Observed medians on the street span S$2.13 to S$3.44 psf per month. These are street-level figures from undated JTC snapshots, not a rent quoted for this property.

The nearest port or airport land is about 7.5 km away. The closest business-park zone is about 357 m away. The nearest MRT is Tai Seng MRT, 248 m away (about a 4-minute walk). The closest bus stop (Asiawide Ind Bldg) is 156 m away (about a 2-minute walk).

551 businesses are currently registered at this address with ACRA.

What is The Commerze@Irving zoned as?

Key takeawayThe Commerze@Irving sits on land zoned BUSINESS 1 - WHITE with a gross plot ratio of 3.5.

Land-use zone: BUSINESS 1 - WHITE
Gross plot ratio: 3.5

Run the full zoning report for this building →

Market context around The Commerze@Irving

Key takeawayBrokers' industrial figures for Singapore as a whole — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Factory (ground floor): Rent S$1.81 psf/mth
Factory (upper floor): Rent S$1.41 psf/mth
Prime logistics: Rent S$1.87 psf/mth · Capital value S$245 psf · Net yield 6.5%
Warehouse (ground floor): Rent S$1.91 psf/mth
Warehouse (upper floor): Rent S$1.39 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026 (island-wide)

Factory - Ground Floor: Rent S$1.79 psf/mth
Factory - Upper Floor: Rent S$1.57 psf/mth
High-Tech: Rent S$3.56 psf/mth
Prime Logistics - Ground Floor: Rent S$1.92 psf/mth
Prime Logistics - Upper Floor: Rent S$1.74 psf/mth
Warehouse - Ground Floor: Rent S$1.81 psf/mth
Warehouse - Upper Floor: Rent S$1.49 psf/mth

Singapore Industrial MarketBeat Q2 2026

Official series (JTC, 2026Q3): Multiple-User Factory occupancy (island-wide) 90.3% (-0.7 pp on the year) · Single-User Factory occupancy (island-wide) 89.1% (0 pp on the year) · Warehouse occupancy (island-wide) 89.7% (+0.1 pp 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 The Commerze@Irving?

Key takeawayURA has approved 57 changes of use at The Commerze@Irving since 2000, most recently in 2026, and refused 17. 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 Sept 2026RenewedFloor 2
Continued use as karaoke lounge
Continued use of unit #02-XX as karaoke lounge
2 Sept 2026RenewedFloor 1
Continued use as bar with live entertainment
Continued use of unit #01-XX as bar with live entertainment
31 Jul 2026RenewedFloor 1
Continued use as bar with live entertainment
Continued use of #01-XX as bar with live entertainment
24 Jun 2026RenewedFloor 1
Continued use as restaurant and bar with live entertainment
Continued use of #01-XX as restaurant and bar with live entertainment
23 Jun 2026RenewedFloor 1
Continued use as karaoke lounge
Continued use of unit #01-XX as karaoke lounge
20 May 2026RenewedFloor 2
Continued use as karaoke lounge
Continued use of unit #02-XX as karaoke lounge
22 Apr 2026RenewedFloor 2
Continued use as karaoke lounge
Continued use of unit #02-XX as karaoke lounge
20 Apr 2026RefusedFloor 8
Change of use to gym/fitness centre
Proposed change of use of unit #08-XX to gym/fitness centre at the commerze@irving
24 Feb 2026RenewedFloor 5
Continued use as core media use
Continued use of unit #05-XX as core media use at the commerze@irving
7 Jan 2026ApprovedFloor 2
Change of use to gym/fitness centre
Proposed change of use of unit #02-XX to gym/fitness centre at the commerze@irving
9 Dec 2025RenewedFloor 1
Continued use as karaoke lounge
Continued use of units #01-XX and #01-XX as karaoke lounge at the commerze@irving
14 Aug 2025ApprovedFloor 2
Change of use to shop
Proposed change of use of #02-XX to shop (takeaway food) at the commerze@irving

122 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 Irving Place price?

Key takeawayAcross 32 strata sales on Irving Place in the last 5 years, the median is $690 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$690

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

What is near The Commerze@Irving?

Key takeawayThe nearest MRT/LRT is Tai Seng MRT, about 248 m away.

Getting around

Tai Seng MRT248 m · ~4 min

Amenities nearby

Tai Seng MRT Exit A · 136 mAsiawide Ind Bldg · 156 mThe Clinic @ Tai Seng · 268 mBusiness Park · 357 mEducational Institution · 493 mBlk 80 Circuit Road · 935 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Commerze@Irving

Key takeawayThe nearest station is Tai Seng (CC11), 136 m away — a busy station, with about 45,000 taps in and out on an average weekday. 16 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 51% of retail buildings

nearest MRT/LRT Tai Seng (CC11) 136 m, about 45,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 8, about 18,000 taps a weekday; Toa Payoh: 53,749 resident workers (Census 2020, by workplace); about 35,000 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

Tai Seng (CC11)136 m · about 45,000 weekday taps
Bartley (CC12)961 m · about 19,000 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 The Commerze@Irving. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 18,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Irving Place (URA)26 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Irving Rd (URA)124 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Burn Rd (URA)139 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Harrison Rd (URA)203 m
S$0.60 per half-hour at midday on a weekday · 4 car lots
Shaw Rd (URA)210 m
S$0.60 per half-hour at midday on a weekday · 15 car lots

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

Who's registered at The Commerze@Irving?

Key takeaway468 live companies (and LLPs and branches; sole proprietors are not counted) list The Commerze@Irving as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
98
Wholesale and retail trade
88
Information and communications
73
Construction
65
Administrative and support services
32
Financial and insurance
21
Accommodation and food services
20
Arts, entertainment and recreation
16
Manufacturing
14
Other services
12

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. ACRA, as of 2026-09-16.

What does industrial space rent for on this street?

Key takeawayJTC's street-level record shows a median of S$25.39 psm/month — an all-time median from 2000 onwards, not a current rent.

Street rent, median: S$25.39 psm/mo
Observed range: S$22.88 – S$36.98

JTC street medians span 2000 to today and are an all-time level, not today's asking rent; the forward pipeline is a forecast, not committed completions.

Frequently asked questions about The Commerze@Irving

Where is The Commerze@Irving?⌄

The Commerze@Irving is at Irving Place, Singapore 369546, in the Toa Payoh planning area.

What is The Commerze@Irving zoned as?⌄

The Commerze@Irving is zoned Business 1 - White under the URA Master Plan, with a gross plot ratio of 3.5.

What is the tenure of The Commerze@Irving?⌄

The Commerze@Irving is leasehold. About 45 years remain on the lease.

Have there been any recorded transactions at The Commerze@Irving?⌄

No caveats have been lodged for The Commerze@Irving in the records we track. That is common for single-owner industrial buildings, which never generate strata transactions.

What does industrial space near The Commerze@Irving rent for?⌄

JTC's rental returns for Irving Place put the median at about S$2.36 psf per month. That is a street-level figure from undated snapshots covering all industrial space on Irving Place, not a rent quoted for The Commerze@Irving itself.

What is the nearest MRT station to The Commerze@Irving?⌄

Tai Seng MRT is the closest, 248 m away (about a 4-minute walk).

How many businesses are registered at The Commerze@Irving?⌄

551 businesses are currently registered at this address with ACRA. That counts registered addresses, not physical occupiers.

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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.

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

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.

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.

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.

Median across 2000Q1-2026Q2 — an all-time level, NOT a current rent. Quote the latest quarter for "what does it rent for now".

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, BCA's MCST register, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, 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.