Paya Lebar Central

URA Growth Area. Decentralisation Play. 10-15 Year Horizon.

Decentralised Vacancy

6.5%

Paya Lebar Green

100% Occupied

MRT Connectivity

EWL + CCL Interchange

URA Status

Growth Area

District Overview

One of URA's designated growth areas, positioned as an alternative commercial node to the CBD. Paya Lebar Green achieved full occupancy in 2025 following Visa's relocation. Vacancy in decentralised locations fell to 6.5% in Q3 2025.

URA Master Plan Highlights

Paya Lebar Central Master Plan — commercial/retail hub
PLQ Mall + Paya Lebar Square retail ecosystem
Direct 15-min access to CBD via EWL

Investment Thesis

Paya Lebar represents the highest-conviction decentralisation play in Singapore. Full occupancy at Paya Lebar Green validates demand. Lower entry prices than CBD with comparable rental growth trajectory.

Risk Factors

Longer-term horizon required for full value realisation
Competition from other decentralisation nodes
Dependent on continued URA infrastructure investment

Location

1.317, 103.893

Key Statistics

Decentralised Vacancy6.5%

Paya Lebar Green100% Occupied

MRT ConnectivityEWL + CCL Interchange

URA StatusGrowth Area

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