CommercialCOMMERCIAL999-year leaseholdDistrict 7 · Rochor

289 Beach Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2012

Quick Summary

289 Beach Road is a commercial building in District 7 · Rochor, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.2. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Apr 2012. ACRA records 12 live company registrations at this address.

The facts are here — now get the verdict on 289 Beach Road.

Ask PropKaki

What are the key facts about 289 Beach Road?

Key takeaway289 Beach Road is a commercial building in District 7 · Rochor, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Tenure: 999-year leasehold
District / Area: District 7 · Rochor
Address: 289 Beach Road
Land area: —
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 7
Managing agent: PENTAGON PROPERTY CONSULTANTS PTE LTD
Strata formed: 1988 (MCST 1384)
Submarket: City Fringe
Units with a recorded sale: At least 1
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 12

About 289 Beach Road

289 Beach Road is a commercial property in Rochor (District 07). It is located along Beach Road, Singapore 199552.

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

The site is 999-year leasehold, with about 800 years remaining on the lease.

2 transactions have been recorded here, at a median of S$1,403 psf. The most recent was in April 2012.

13 businesses are currently registered at this address with ACRA.

The nearest MRT is Nicoll Highway MRT, 369 m away (about a 6-minute walk). The closest bus stop (Opp Plaza Parkroyal) is 19 m away (about a 0-minute walk).

What is 289 Beach Road zoned as?

Key takeaway289 Beach Road sits on land zoned COMMERCIAL with a gross plot ratio of 4.2, inside the Central Area.

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

BCA-verified envelope: built 1,088 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has 289 Beach Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Apr 2012 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2012	Retail	S$3.00M	1,959 sqft	$1,531
Apr 2012	Office	S$7.00M	5,490 sqft	$1,275

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 289 Beach Road rent for?

Key takeawayNo rent is published for 289 Beach Road itself. On its street, Beach Road, office space rented at a median of $6.34 psf a month in 2026Q3, with the middle half of leases between $4.53 and $7.80. That is not this building's own rent, and never a quote for a particular unit.

Office space on Beach Road

Street level · 2026Q3

25th pct

$4.53

$48.81 psm

Median

$6.34

$68.23 psm

75th pct

$7.80

$83.96 psm

S$ per sq ft per month · median +5.2% on a year earlier

2023Q4 · $75.37 psm2026Q3 · $68.23 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 on Beach Road

Street level · 2026Q3

25th pct

$5.08

$54.71 psm

Median

$6.97

$75.04 psm

75th pct

$9.18

$98.77 psm

S$ per sq ft per month · median -5.1% on a year earlier

2023Q4 · $80.00 psm2026Q3 · $75.04 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).

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 289 Beach Road

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 289 Beach Road?

Key takeawayURA has approved 2 changes of use at 289 Beach Road since 2000, most recently in 2013, and refused 2. 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.

22 May 2026Renewed
Continued use as backpackers' hostel
Continued use of the 3rd, 4th & 5th storey units of the existing 5-storey building from approved office and residential units as backpackers' hostel
27 Feb 2025Renewed
Continued use as backpackers' hostel
Continued use of the 3rd, 4th & 5th storey units of the existing 5-storey building from approved office and residential units as backpackers' hostel
28 Sept 2021Renewed
Continued use as backpackers' hostel
Continued use of the 3rd, 4th & 5th storey units of the existing 5-storey building from approved office and residential units as backpackers' hostel
31 Dec 2019RefusedFloors 1, 2
Change of use to massage establishment
Proposed change of use of units #01-XX and #02-XX to massage establishment
9 Oct 2018RefusedFloor 1
Change of use to nightclub
Proposed change of use of unit #01-XX to nightclub
3 Oct 2018Renewed
Continued use as backpackers' hostel
Continued use of the 3rd, 4th & 5th storey units of the existing 5-storey building from approved office and residential units as backpackers' hostel
23 Dec 2016RenewedFloors 1, 2
Continued use as foot reflexology and ancillary office #02-xx as massage establishment
Continued use of shop unit #01-XX as foot reflexology and ancillary office #02-XX as massage establishment
3 Dec 2015RenewedFloors 1, 2
Continued use as foot reflexology and ancillary office #02-xx as health centre
Continued use of shop unit #01-XX as foot reflexology and ancillary office #02-XX as health centre
8 Oct 2015Renewed
Continued use as backpackers' hostel
Continued use of the 3rd, 4th & 5th storey units of the existing 5-storey building from approved office and residential units as backpackers' hostel
4 Dec 2014RenewedFloors 1, 2
Continued use as foot reflexology and ancillary office #02-xx as health centre
Continued use of shop unit #01-XX as foot reflexology and ancillary office #02-XX as health centre
9 May 2014Approved
Additions & alterations
Proposed addition and alteration to existing 5 storey building on lot 00928k ts 13 at 289 beach road singapore 199552
20 Dec 2013ApprovedFloors 1, 2
Change of use: shop → foot reflexology
Proposed change of use from shop to foot reflexology at unit #01-XX and from ancillary office to health centre at unit #02-XX at 289 beach road

4 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 Beach Road price?

Key takeawayAcross 87 strata sales on Beach Road in the last 5 years, the median is $1,634 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,634

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

What do commercial rents run near 289 Beach Road?

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 289 Beach Road?

Key takeawayThe nearest MRT/LRT is Nicoll Highway MRT, about 369 m away — and 3 competing retail premisess operate nearby.

Getting around

Nicoll Highway MRT369 m · ~6 min

Amenities nearby

Town Clinic · 2 mOpp Plaza Parkroyal · 19 mHotel · 55 mPlace Of Worship · 184 mEducational Institution · 241 mKampong Glam Pk · 313 mNicoll Highway MRT Exit A · 340 mRaffles Hospital · 345 mKampong Glam Community Club · 390 m

Competing premises nearby

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

Dearn Kapag Pte. Ltd. · 49 mGolden Mile Food Centre · 437 mSuntec City · 592 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 289 Beach Road

Key takeawayThe nearest station is Nicoll Highway (CC5), 340 m away — a quiet station, with about 10,000 taps in and out on an average weekday. 34 public car parks are within 500 m; the cheapest URA season parking nearby is S$125 a month.

Foot traffic: busier than 62% of retail buildings

nearest MRT/LRT Nicoll Highway (CC5) 340 m, about 10,000 taps a weekday; 6 more stations within 1 km; bus stops within 400 m: 16, about 19,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 20,000 residents within 1 km (June 2026); 4 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

Nicoll Highway (CC5)340 m · about 10,000 weekday taps
Bugis (EW12 / DT14)400 m · about 109,000 weekday taps
Jalan Besar (DT22)727 m · about 21,000 weekday taps
Lavender (EW11)737 m · about 39,000 weekday taps
Promenade (CC4 / DT15)771 m · about 45,000 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 289 Beach Road. Transfers between lines don't tap, so interchanges read low.

Bus

16 bus stops within 400 m, with about 19,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Beach Rd (URA)35 m
S$0.60 per half-hour at midday on a weekday · 8 car lots
Baghdad St Off St (URA)37 m
S$0.75 per half-hour at midday on a weekday · 25 car lots
Kampong Glam Area (URA)42 m
season S$125/month
Backlane (Baghdad St) (URA)43 m
Bussorah St (URA)58 m
S$0.60 per half-hour at midday on a weekday · 13 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 289 Beach Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 289 Beach Road?

Key takeaway12 live companies (and LLPs and branches; sole proprietors are not counted) list 289 Beach Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
9
Financial and insurance
1
Accommodation and food services
1
Real estate
1
Information and communications
0
Professional, scientific and technical services
0
Administrative and support services
0
Transportation and storage
0
Education
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.

What is 289 Beach Road's BCA building profile?

BCA building type: Hotel
Green Mark: NA (NA)
Energy use intensity: 303 kWh/m²·yr

Frequently asked questions about 289 Beach Road

Where is 289 Beach Road?⌄

289 Beach Road is at 289 Beach Road, Singapore 199552, in the Rochor planning area.

What is 289 Beach Road zoned as?⌄

289 Beach Road sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of 289 Beach Road?⌄

289 Beach Road is 999-year leasehold. About 800 years remain on the lease.

What have units at 289 Beach Road sold for?⌄

Across 2 recorded transactions, the median price is S$1,403 psf. The latest was in April 2012.

What is the nearest MRT station to 289 Beach Road?⌄

Nicoll Highway MRT is the closest, 369 m away (about a 6-minute walk).

How many businesses are registered at 289 Beach Road?⌄

13 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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Read the figures right

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

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.

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.

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.

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), 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.