CommercialCOMMERCIAL & RESIDENTIALDistrict 7 · Downtown Core

231 Bain Street

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

231 Bain Street is a commercial building in District 7 · Downtown Core, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. 12 units are currently listed for sale or rent. ACRA records 22 live company registrations at this address.

The facts are here — now get the verdict on 231 Bain Street.

Ask PropKaki

What are the key facts about 231 Bain Street?

Key takeaway231 Bain Street is a commercial building in District 7 · Downtown Core, zoned COMMERCIAL & RESIDENTIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL & RESIDENTIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 7 · Downtown Core
Address: —
Land area: 8,865 sqm
Completed: 1980 (HDB Property Information)
Storeys: 5 (HDB Property Information)
Submarket: City Hall / Bugis
Transactions on record: None recorded
Live listings: 12
ACRA registrations: 22

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 231 Bain Street

231 Bain Street is a commercial building in Downtown Core (District 07). It is located along Bain Street, Singapore 180231.

Under the URA Master Plan it sits on land zoned commercial & residential. It lies inside the Central Area.

It occupies roughly 8,865 sqm of land with about 39,150 sqm of gross floor area.

177 businesses are currently registered at this address with ACRA.

The nearest MRT is Bras Basah MRT, 326 m away (about a 5-minute walk). The closest bus stop (Bras Basah Cplx) is 68 m away (about a 1-minute walk). Chijmes is 251 m away (about a 4-minute walk).

What is 231 Bain Street zoned as?

Key takeaway231 Bain Street sits on land zoned COMMERCIAL & RESIDENTIAL, inside the Central Area.

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

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at 231 Bain Street rent for?

Key takeawayNo street- or building-level rent is published here. Across District 7 retail, retail space rented at a median of $9.31 psf a month in 2026Q3, with the middle half of leases between $7.09 and $13.31. That is not this building's own rent, and never a quote for a particular unit.

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 231 Bain 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.

How fast units move at 231 Bain Street

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for rent; 8 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 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, 1 new listing appeared and 0 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 231 Bain Street?

Key takeawayURA has approved 3 changes of use at 231 Bain 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.

12 Jan 2026ApprovedFloors 2, 3
Additions & alterations
Proposed additions and alterations to the existing bras basah complex involving internal staircase and slab-over void at unit #02-XX & 67a / #03-XX on lot 00341n ts11 at 231 bain street (downtown core planning area)
28 Apr 2025Approved
Additions & alterations
Proposed amendment to approved additions & alterations to the existing bras basah complex involving the existing staircase s8 from 1st to 6th storey and new covered linkway at 1st storey
25 Mar 2025ApprovedFloors 3, 4
Additions & alterations
Proposed additions & alterations to the existing popular book store units #03-XX, #04-XX involving removal of staircase at 3rd storey and slabbing of voids at 4th storey
24 Jan 2025Approved
Additions & alterations
Proposed additions & alterations to the existing bras basah complex involving the existing staircase s8 from 1st to 6th storey and new covered linkway at 1st storey
25 Oct 2024Approved
Additions & alterations
Proposed additions & alterations to the existing bras basah complex involving fire enhancement safety works from basement 1 to 7th and 9th storey
21 May 2024Approved
Additions & alterations
Proposed amendment to approved additions & alterations to existing public housing development, block 231, 232 & 233 with new lifts / lift lobbies (lift upgrading programme)
8 Jan 2024Approved
Additions & alterations
Proposed amendment to approved additions & alterations to existing public housing development, block 231, 232 & 233 with new lifts / lift lobbies (lift upgrading programme)
1 Dec 2022Approved
Additions & alterations
2nd extension of written permission for proposed additions & alterations to existing public housing development, block 231, 232 & 233 with new lifts / lift lobbies (lift upgrading programme)
12 Aug 2022Approved
Additions & alterations
Proposed amendment to approved additions & alterations to existing public housing development, block 231, 232 & 233 with new lifts / lift lobbies (lift upgrading programme)
26 Feb 2021Approved
Additions & alterations
Proposed amendment to approved additions & alterations involving new roof shelter for podium and new lift with new lift core at blk. 231, 232 & 233
29 Sept 2020Approved
Additions & alterations
1st extension of written permission for proposed additions & alterations involving new roof shelter for podium and new lift with new lift core at blk. 231, 232 & 233
4 Oct 2018Approved
Additions & alterations
Proposed additions & alterations involving new roof shelter for podium and new lift with new lift core at blk. 231, 232 & 233 ts11 on lot 00341n at bain street (downtown core planning area)

5 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 231 Bain 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 available at 231 Bain Street right now?

Key takeaway12 units are currently listed at 231 Bain Street — 8 for sale and 4 for rent. One row per unit; several agents often market the same unit.

For sale (8)

Bras Basah ComplexS$4.85M · 1,281 sqft
Bras Basah ComplexS$2.39M · 560 sqft
Bras Basah ComplexS$2.15M · 721 sqft
Bras Basah ComplexS$2.00M · 646 sqft

For rent (4)

Bras Basah Complex2 agentsS$6k/mo · 365 sqft
Bras Basah ComplexS$7k/mo · 125 sqft
Air-Con Food Court near Bras Basah3 agentsS$8k/mo · 118 sqft
Fully air-con food stall near Bugis junction2 agentsS$5k/mo · 100 sqft

Browse every listing at this building →

What is near 231 Bain Street?

Key takeawayThe nearest MRT/LRT is Bras Basah MRT, about 326 m away.

Getting around

Bras Basah MRT326 m · ~5 min

Amenities nearby

Shalom Medical Group · 9 mBras Basah Cplx · 68 mHotel · 77 mPlace Of Worship · 106 mEducational Institution · 119 mChijmes · 251 mBras Basah MRT Exit A · 253 mCold Storage Singapore (1983) Pte Ltd · 305 mWar Memorial Pk · 463 mAlbert Centre Market & Food Centre · 481 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 231 Bain Street

Key takeawayThe nearest station is Bras Basah (CC2), 253 m away — a quiet station, with about 10,000 taps in and out on an average weekday. 17 public car parks are within 500 m.

Foot traffic: busier than 87% of retail buildings

nearest MRT/LRT Bras Basah (CC2) 253 m, about 10,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 18, about 26,000 taps a weekday; Downtown Core: 284,004 resident workers (Census 2020, by workplace); about 8,443 residents within 1 km (June 2026); 10 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

Bras Basah (CC2)253 m · about 10,000 weekday taps
Esplanade (CC3)372 m · about 15,000 weekday taps
City Hall (NS25 / EW13)403 m · about 91,000 weekday taps
Bencoolen (DT21)405 m · about 20,000 weekday taps
Bugis (EW12 / DT14)424 m · about 109,000 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 231 Bain Street. Transfers between lines don't tap, so interchanges read low.

Bus

18 bus stops within 400 m, with about 26,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 231 Bras Basah Basement Car Park (HDB)26 m
S$1.20 per half-hour at midday on a weekday · gantry 1.9 m · 219 car lots
Backlane (Seah St) (URA)112 m
Seah St (URA)156 m
S$1.20 per half-hour at midday on a weekday · 8 car lots
Purvis St (URA)182 m
S$1.20 per half-hour at midday on a weekday · 43 car lots
Backlane (Purvis St) (URA)230 m

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Kampong Glam Area, 931 m away, S$125/month.

Public car parks only, by straight-line distance, with the operator's published rates. 231 Bain Street's own car park, if it has one, and its charges are not in the open data.

Who's registered at 231 Bain Street?

Key takeaway22 live companies (and LLPs and branches; sole proprietors are not counted) list 231 Bain Street as their registered address on its shop floor. These are registered businesses, not who occupies the space.

Wholesale and retail trade
8
Manufacturing
6
Accommodation and food services
5
Education
1
Arts, entertainment and recreation
1
Other services
1
Transportation and storage
0
Information and communications
0
Financial and insurance
0
Professional, scientific and technical services
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. HDB block: only the shop floor (level 1 and basements) is counted; the flats above are homes. ACRA, as of 2026-09-16.

Frequently asked questions about 231 Bain Street

Where is 231 Bain Street?⌄

231 Bain Street is at Bain Street, Singapore 180231, in the Downtown Core planning area.

What is 231 Bain Street zoned as?⌄

231 Bain Street sits on land zoned commercial & residential under the URA Master Plan.

Have there been any recorded transactions at 231 Bain Street?⌄

No caveats have been lodged for 231 Bain Street 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 231 Bain Street?⌄

Bras Basah MRT is the closest, 326 m away (about a 5-minute walk).

How many businesses are registered at 231 Bain Street?⌄

177 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 231 Bain Street.

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

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about 231 Bain Street — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

Read the figures right

Completion year: the year HDB records the block as completed (HDB Property Information).

Storeys: the block's highest floor level as HDB records it.

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.

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 HDB Property Information, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — 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.