CommercialCOMMERCIAL & RESIDENTIALDistrict 7 · Downtown Core

232 Bain Street

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

232 Bain Street is a commercial building in District 7 · Downtown Core, on land zoned COMMERCIAL & RESIDENTIAL under the URA Master Plan. ACRA records 9 live company registrations at this address.

The facts are here — now get the verdict on 232 Bain Street.

Ask PropKaki

What are the key facts about 232 Bain Street?

Key takeaway232 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: 1979 (HDB Property Information)
Storeys: 25 (HDB Property Information)
Submarket: City Hall / Bugis
Transactions on record: None recorded
Live listings: None
ACRA registrations: 9

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 232 Bain Street

232 Bain Street is a commercial building in Downtown Core (District 07). It is located along Bain Street, Singapore 180232.

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.

9 businesses are currently registered at this address with ACRA.

The nearest MRT is Bras Basah MRT, 298 m away (about a 5-minute walk). The closest bus stop (Bras Basah Cplx) is 39 m away (about a 1-minute walk). Chijmes is 244 m away (about a 4-minute walk).

What is 232 Bain Street zoned as?

Key takeaway232 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 Do not quote a plot ratio, and do not compute buildable GFA from it.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 232 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 232 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.

What's been approved at 232 Bain Street?

Key takeawayURA's planning decisions at 232 Bain Street since 2000 are below. 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.

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)
17 Jan 2018Approved
Additions & alterations
Proposed hip public housing development comprising block 232 & 233 with new consumer switch room at 1st & 5th storey, new 2 storey sub-station on lot 00341n, 00344c, 00343l ts 11 at bain street/ victoria street
20 Dec 2006Renewed
Continued use as car polishing and waxing use
Continued use of the 3 car parking lots of basement car park as car polishing and waxing use (bras basah complex)

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 232 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 near 232 Bain Street?

Key takeawayThe nearest MRT/LRT is Bras Basah MRT, about 298 m away.

Getting around

Bras Basah MRT298 m · ~5 min

Amenities nearby

Shalom Medical Group · 20 mBras Basah Cplx · 39 mHotel · 53 mPlace Of Worship · 91 mEducational Institution · 91 mBras Basah MRT Exit A · 225 mChijmes · 244 mCold Storage Singapore (1983) Pte Ltd · 309 mWar Memorial Pk · 477 mAlbert Centre Market & Food Centre · 480 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 232 Bain Street

Key takeawayThe nearest station is Bras Basah (CC2), 224 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 91% of retail buildings

nearest MRT/LRT Bras Basah (CC2) 224 m, about 10,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 20, about 29,000 taps a weekday; Downtown Core: 284,004 resident workers (Census 2020, by workplace); about 8,640 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)224 m · about 10,000 weekday taps
Bencoolen (DT21)381 m · about 20,000 weekday taps
Esplanade (CC3)390 m · about 15,000 weekday taps
City Hall (NS25 / EW13)405 m · about 91,000 weekday taps
Bugis (EW12 / DT14)437 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 232 Bain Street. Transfers between lines don't tap, so interchanges read low.

Bus

20 bus stops within 400 m, with about 29,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 231 Bras Basah Basement Car Park (HDB)46 m
S$1.20 per half-hour at midday on a weekday · gantry 1.9 m · 219 car lots
Backlane (Seah St) (URA)140 m
Seah St (URA)182 m
S$1.20 per half-hour at midday on a weekday · 8 car lots
Purvis St (URA)210 m
S$1.20 per half-hour at midday on a weekday · 43 car lots
Backlane (Purvis St) (URA)259 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, 954 m away, S$125/month.

Public car parks only, by straight-line distance, with the operator's published rates. 232 Bain Street's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 232 Bain Street?

Key takeawayACRA records 9 live company registrations at this address, 4 of them in the last three years.

Live registrations: 9
Registered last 3 years: 4
Most common type: Local Company

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 232 Bain Street

Where is 232 Bain Street?⌄

232 Bain Street is at Bain Street, Singapore 180232, in the Downtown Core planning area.

What is 232 Bain Street zoned as?⌄

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

Have there been any recorded transactions at 232 Bain Street?⌄

No caveats have been lodged for 232 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 232 Bain Street?⌄

Bras Basah MRT is the closest, 298 m away (about a 5-minute walk).

How many businesses are registered at 232 Bain Street?⌄

9 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.

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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.

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.

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, 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.