291,291a,291b Beach Road
291,291a,291b 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. 1 transaction is on record since 1995, most recently in Jun 2005. ACRA records 6 live company registrations at this address.
What are the key facts about 291,291a,291b Beach Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 4.2
- Tenure
- 999-year leasehold
- District / Area
- District 7 · Rochor
- Address
- 291,291a,291b Beach Road
- Land area
- —
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Fringe
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 6
About 291,291a,291b Beach Road
291,291A,291B Beach Road is a commercial property in Kallang (District 07). It is located along Beach Road, Singapore 199553.
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.
1 transaction has been recorded here, at a median of S$1,544 psf. The most recent was in June 2005.
6 businesses are currently registered at this address with ACRA.
The nearest MRT is Nicoll Highway MRT, 362 m away (about a 6-minute walk). The closest bus stop (Opp Plaza Parkroyal) is 21 m away (about a 0-minute walk).
What is 291,291a,291b Beach Road zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 4.2
- Urban design area
- Udga
- Central Area
- Yes
What has 291,291a,291b Beach Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jun 2005 | Shop House | S$3.29M | 2,130 sqft | $1,544 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 291,291a,291b Beach Road rent for?
Retail space on Beach Road
Street level · 2026Q3S$ per sq ft per month · median -5.1% on a year earlier
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 Beach Road
Street level · 2026Q3S$ per sq ft per month · median +5.2% on a year earlier
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 · 2026Q3S$ 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 291,291a,291b Beach Road
- Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft
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 291,291a,291b Beach Road?
- 30 May 2006ApprovedAdditions & alterations
Regularisation of gfa and amendment to approved additions and alterations and change of use from residential to office on 3rd� 4th and 5th storey of existing 5-storey building with addition of r.c floor slab at 2nd storey over exisitng void
- 24 Oct 2005ApprovedAdditions & alterations
Proposed additions and alterations and change of use from residential to office on the 3rd, 4th and 5th storey of the existing 5-storey building with addition of r.c. floor slab at 2nd storey over existing void
- 6 Sept 2004ApprovedAdditions & alterations
Extn of wp for proposed addition & alterations and cu from residential to office on 3rd, 4th & 5th sty of existing 5-sty bldg
- 25 Sept 2002ApprovedAdditions & alterations
Extension of written permission for proposed additions & alterations and change of use from residential to office on 3rd, 4th & 5th storey of existing 5-storey building
- 4 Sept 2000ApprovedAdditions & alterations
Extension of written permission for proposed additions & alterations and change of use from residential to office on 3rd, 4th & 5th storey of existing 5-storey building
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$54.50 per unit).
How does Beach Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 291,291a,291b Beach Road?
Indicative area yield — District 7 retail
An INDICATIVE AREA yield for District 7 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 7 ($ 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 291,291a,291b Beach Road?
Getting around
- Nicoll Highway MRT362 m · ~6 min
Amenities nearby
Competing premises nearby
Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at 291,291a,291b Beach Road
nearest MRT/LRT Nicoll Highway (CC5) 332 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)332 m · about 10,000 weekday taps
- Bugis (EW12 / DT14)411 m · about 109,000 weekday taps
- Lavender (EW11)729 m · about 39,000 weekday taps
- Jalan Besar (DT22)732 m · about 21,000 weekday taps
- Promenade (CC4 / DT15)777 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 291,291a,291b 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
- Kampong Glam Area (URA)36 mseason S$125/month
- Baghdad St Off St (URA)40 mS$0.75 per half-hour at midday on a weekday · 25 car lots
- Beach Rd (URA)42 mS$0.60 per half-hour at midday on a weekday · 8 car lots
- Backlane (Baghdad St) (URA)49 m
- Sultan Gate (URA)58 mS$0.60 per half-hour at midday on a weekday · 21 car lots
Public car parks only, by straight-line distance, with the operator's published rates. 291,291a,291b Beach Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 291,291a,291b Beach Road?
- Transportation and storage3
- Professional, scientific and technical services1
- Financial and insurance1
- Administrative and support services1
- Manufacturing0
- Wholesale and retail trade0
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 291,291a,291b Beach Road
Where is 291,291A,291B Beach Road?⌄
291,291A,291B Beach Road is at 291,291A,291B Beach Road, Singapore 199553, in the Kallang planning area.
What is 291,291A,291B Beach Road zoned as?⌄
291,291A,291B 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 291,291A,291B Beach Road?⌄
291,291A,291B Beach Road is 999-year leasehold. About 800 years remain on the lease.
What have units at 291,291A,291B Beach Road sold for?⌄
Across 1 recorded transaction, the median price is S$1,544 psf. The latest was in June 2005.
What is the nearest MRT station to 291,291A,291B Beach Road?⌄
Nicoll Highway MRT is the closest, 362 m away (about a 6-minute walk).
How many businesses are registered at 291,291A,291B Beach Road?⌄
6 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.
The facts are here — now get the verdict on 291,291a,291b Beach Road.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.