CommercialCOMMERCIAL & RESIDENTIALFreeholdDistrict 7 · Rochor

131,131a,131b,131c Bencoolen Street

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2010

Quick Summary

131,131a,131b,131c Bencoolen Street is a commercial building in District 7 · Rochor, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan with a gross plot ratio of 4.2. It is freehold. 1 transaction is on record since 1995, most recently in Jul 2010. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on 131,131a,131b,131c Bencoolen Street.

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What are the key facts about 131,131a,131b,131c Bencoolen Street?

Key takeaway131,131a,131b,131c Bencoolen Street is a commercial building in District 7 · Rochor, zoned COMMERCIAL & RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Tenure: Freehold
District / Area: District 7 · Rochor
Address: 131,131a,131b,131c Bencoolen Street
Land area: —
Completed: Not on record
Storeys: 16 (© OpenStreetMap contributors)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 1

About 131,131a,131b,131c Bencoolen Street

131,131A,131B,131C Bencoolen Street is a commercial property in Rochor (District 07). It is located along Bencoolen Street, Singapore 189639.

Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 4.2. It lies inside the Central Area.

The site is freehold.

1 transaction has been recorded here, at a median of S$1,241 psf. The most recent was in July 2010.

1 business is currently registered at this address with ACRA.

The nearest MRT is Bencoolen MRT, 273 m away (about a 4-minute walk). The closest bus stop (Opp NAFA Campus 3) is 37 m away (about a 1-minute walk).

What is 131,131a,131b,131c Bencoolen Street zoned as?

Key takeaway131,131a,131b,131c Bencoolen Street sits on land zoned COMMERCIAL & RESIDENTIAL with a gross plot ratio of 4.2, inside the Central Area.

Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: 4.2
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What has 131,131a,131b,131c Bencoolen Street sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jul 2010 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2010	Shop House	S$3.50M	2,820 sqft	$1,241

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 131,131a,131b,131c Bencoolen Street rent for?

Key takeawayNo rent is published for 131,131a,131b,131c Bencoolen Street itself. On its street, Bencoolen Street, retail space rented at a median of $9.56 psf a month in 2026Q3, with the middle half of leases between $8.92 and $12.65. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Bencoolen Street

Street level · 2026Q3

25th pct

$8.92

$95.99 psm

Median

$9.56

$102.94 psm

75th pct

$12.65

$136.15 psm

S$ per sq ft per month · median -13.1% on a year earlier

2023Q4 · $91.67 psm2026Q3 · $102.94 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 Bencoolen Street

Street level · 2026Q3

25th pct

$5.28

$56.86 psm

Median

$5.72

$61.54 psm

75th pct

$6.48

$69.76 psm

S$ per sq ft per month · median +4.7% on a year earlier

2023Q4 · $64.46 psm2026Q3 · $61.54 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 7 retail

Region band · 2026Q3

25th pct

$7.09

$76.30 psm

Median

$9.31

$100.25 psm

75th pct

$13.31

$143.24 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 7 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 131,131a,131b,131c Bencoolen Street

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.

What's been approved at 131,131a,131b,131c Bencoolen Street?

Key takeawayURA has approved 1 change of use at 131,131a,131b,131c Bencoolen Street since 2000, most recently in 2001. 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.

4 Apr 2012Approved
Additions & alterations
Proposed regularisation of gfa and amendment to approved additions and alterations to existing 4-storey building to include an additional attic with roof garden, for restaurant on the 1st storey, shop on the 2nd storey and 2 residential units on upper floors on lots 00601t & 00865m pt ts12 at 131 bencoolen street (rochor planning area)
16 Jan 2012Approved
Additions & alterations
Proposed additions and alterations to existing 4-storey building to include an additional attic with roof garden, for restaurant on the 1st storey, shop on the 2nd storey and 2 residential units on upper floors on lots 00601t & 00865m pt ts12 at 131 bencoolen street (rochor planning area)
24 Jul 2001Approved
Change of use to refreshment area as an extension to the 1st storey approved restuarant
Proposed change of use of the 2nd storey premises to refreshment area as an extension to the 1st storey approved restuarant

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 Bencoolen Street price?

Key takeawayAcross 60 strata sales on Bencoolen Street in the last 5 years, the median is $1,799 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,799

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

What do commercial rents run near 131,131a,131b,131c Bencoolen Street?

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

Indicative area yield — District 7 retail

Gross yield (area)

4.8%

4.3% net of property tax

Rent side (median of bands)

$100.25 psm/mo

2026Q3

Price side (strata, 5y)

$2,348 psf

241 sales

An INDICATIVE AREA yield for District 7 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 7 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$93.33	$113.33	$165.94
Level 4 & Above · 30 & Below	$69.42	$79.17	$140.05
B1 & Below · 30 & Below	$94.66	$392.16	$721.70
Level 2 & 3 · 30 & Below	$71.79	$88.95	$100.36
Level 1 · >30 - 100	$84.41	$129.03	$192.55
Level 2 & 3 · >30 - 100	$53.85	$86.57	$113.16
B1 & Below · >30 - 100	$71.03	$80.88	$146.17
Level 4 & Above · >30 - 100	$47.06	$59.43	$68.42

Office rents — Central Area ($ psm/month, 2026Q3)

Building class · size band	25th pct	Median	75th pct
Category 2 · 100 & Below	$54.65	$69.39	$88.80
Category 1 · 100 & Below	$103.62	$122.24	$132.43
Category 1 · >100 - 200	$116.28	$126.99	$148.35
Category 2 · >100 - 200	$65.57	$82.87	$97.63
Category 1 · >200 - 500	$114.67	$128.09	$145.77
Category 2 · >200 - 500	$64.83	$82.57	$94.73
Category 1 · >500 - 1000	$106.56	$137.78	$148.23
Category 2 · >500 - 1000	$85.04	$89.34	$109.80

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 near 131,131a,131b,131c Bencoolen Street?

Key takeawayThe nearest MRT/LRT is Bencoolen MRT, about 273 m away — and 3 competing retail premisess operate nearby.

Getting around

Bencoolen MRT273 m · ~4 min

Amenities nearby

Educational Institution · 4 mHotel · 14 mOpp NAFA Campus 3 · 37 mCorporate Medical Center · 60 mPlace Of Worship · 81 mBencoolen MRT Exit A · 218 mHandy Rd Os · 488 mRaffles Hospital · 633 m

Competing premises nearby

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

Albert Centre Market & Food Centre · 261 mBugis+ · 310 mJewish Welfare Board, Singapore · 321 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 131,131a,131b,131c Bencoolen Street

Key takeawayThe nearest station is Bencoolen (DT21), 217 m away — a moderately busy station, with about 20,000 taps in and out on an average weekday. 26 public car parks are within 500 m.

Foot traffic: busier than 88% of retail buildings

nearest MRT/LRT Bencoolen (DT21) 217 m, about 20,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 14, about 31,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 15,000 residents within 1 km (June 2026); 8 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

Bencoolen (DT21)217 m · about 20,000 weekday taps
Rochor (DT13)285 m · about 22,000 weekday taps
Bras Basah (CC2)405 m · about 10,000 weekday taps
Bugis (EW12 / DT14)439 m · about 109,000 weekday taps
Little India (NE7 / DT12)587 m · about 55,000 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 131,131a,131b,131c Bencoolen Street. Transfers between lines don't tap, so interchanges read low.

Bus

14 bus stops within 400 m, with about 31,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Prinsep St (Middle - R Ochor Canal) (URA)134 m
S$1.20 per half-hour at midday on a weekday · 50 car lots
Middle Rd Off St (URA)153 m
S$1.20 per half-hour at midday on a weekday · 13 car lots
Queen St Off St (URA)207 m
S$1.40 per half-hour at midday on a weekday · 91 car lots
Service Rd (Queen - Wa Terloo St) (URA)210 m
S$1.20 per half-hour at midday on a weekday · 3 car lots
Blk 269/269A/269B Cheng Yan Court Car Park (HDB)212 m
S$1.20 per half-hour at midday on a weekday · 32 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: Kampong Kapor Rd Off S T, 679 m away, S$100/month.

Public car parks only, by straight-line distance, with the operator's published rates. 131,131a,131b,131c Bencoolen Street's own car park, if it has one, and its charges are not in the open data.

Who's registered at 131,131a,131b,131c Bencoolen Street?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list 131,131a,131b,131c Bencoolen Street as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
1
Wholesale and retail trade
0
Manufacturing
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. ACRA, as of 2026-09-16.

Frequently asked questions about 131,131a,131b,131c Bencoolen Street

Where is 131,131A,131B,131C Bencoolen Street?⌄

131,131A,131B,131C Bencoolen Street is at 131,131A,131B,131C Bencoolen Street, Singapore 189639, in the Rochor planning area.

What is 131,131A,131B,131C Bencoolen Street zoned as?⌄

131,131A,131B,131C Bencoolen Street sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of 131,131A,131B,131C Bencoolen Street?⌄

131,131A,131B,131C Bencoolen Street is freehold.

What have units at 131,131A,131B,131C Bencoolen Street sold for?⌄

Across 1 recorded transaction, the median price is S$1,241 psf. The latest was in July 2010.

What is the nearest MRT station to 131,131A,131B,131C Bencoolen Street?⌄

Bencoolen MRT is the closest, 273 m away (about a 4-minute walk).

How many businesses are registered at 131,131A,131B,131C Bencoolen Street?⌄

1 business is currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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Read the figures right

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

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.

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.

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 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.