CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYDistrict 7 · Kallang

3 Beach Road

Reviewed by Nathan TangUpdated 10 November 2026

Quick Summary

3 Beach Road is a commercial building in District 7 · Kallang, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 2.8. ACRA records 30 live company registrations at this address.

The facts are here — now get the verdict on 3 Beach Road.

Ask PropKaki

What are the key facts about 3 Beach Road?

Key takeaway3 Beach Road is a commercial building in District 7 · Kallang, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8
Tenure: Not on record
District / Area: District 7 · Kallang
Address: —
Land area: 14,288 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 30

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 3 Beach Road

3 Beach Road is a commercial building in Kallang (District 07). It is located along Beach Road, Singapore 190003.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 2.8.

It occupies roughly 14,288 sqm of land with about 40,008 sqm of gross floor area.

54 businesses are currently registered at this address with ACRA.

The nearest MRT is Lavender MRT, 446 m away (about a 7-minute walk). The closest bus stop (Opp Golden Mile Cplx) is 98 m away (about a 2-minute walk). Aperia Mall is 756 m away (about a 12-minute walk).

What is 3 Beach Road zoned as?

Key takeaway3 Beach Road sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 2.8

Run the full zoning report for this building →

What does space at 3 Beach Road rent for?

Key takeawayNo rent is published for 3 Beach Road itself. On its street, Beach Road, retail space rented at a median of $6.97 psf a month in 2026Q3, with the middle half of leases between $5.08 and $9.18. That is not this building's own rent, and never a quote for a particular unit.

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).

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 — 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 3 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 3 Beach Road?

Key takeawayURA has approved 3 changes of use at 3 Beach Road since 2000, most recently in 2026. 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.

26 Mar 2026ApprovedFloor 1
Change of use to laundromat
Proposed change of use of unit #01-XX to laundromat at beach road gardens
17 Sept 2008Approved
Additions & alterations
Amendment to approved additions and alterations (mock up rooms) at raffles hotel
24 Jul 2008Approved
Additions & alterations
Proposed additions and alterations (mock up rooms) at raffles hotel
20 Aug 2007ApprovedFloor 3
Change of use to two tenanted residential units
Proposed change of use of existing one residential unit no. #03-XX to two tenanted residential units at 3rd storey of existing 6 storey shops, offices, flats (20 units) building with basement car park
17 Aug 2007Approved
Additions & alterations
Proposed additions & alterations involving demolition of internal staircase to the existing hdb shop at 1st storey & living quarters at 2nd storey
25 Jan 2005Approved
Change of use to commercial building
Proposed conversion of an 8-storey hotel to a commercial 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?

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 3 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

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 3 Beach Road?

Key takeawayThe nearest MRT/LRT is Lavender MRT, about 446 m away.

Getting around

Lavender MRT446 m · ~7 min

Amenities nearby

Khoo Family Clinic & Surgery · 32 mOpp Golden Mile Cplx · 98 mGolden Mile Food Centre · 187 mHotel · 197 mKampong Glam Community Club · 235 mPlace Of Worship · 267 mKampong Glam Pk · 312 mEducational Institution · 363 mLavender MRT Exit A · 409 mAperia Mall · 756 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 3 Beach Road

Key takeawayThe nearest station is Lavender (EW11), 409 m away — a moderately busy station, with about 39,000 taps in and out on an average weekday. 16 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 17% of retail buildings

nearest MRT/LRT Lavender (EW11) 409 m, about 39,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 7, about 7,606 taps a weekday; Kallang: 63,333 resident workers (Census 2020, by workplace); about 19,000 residents within 1 km (June 2026); 2 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

Lavender (EW11)409 m · about 39,000 weekday taps
Nicoll Highway (CC5)485 m · about 10,000 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 3 Beach Road. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 7,606 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 3 Beach Road (HDB)24 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 20 car lots
Blk 2 Beach Road (HDB)60 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 22 car lots
Blk 3/4 Beach Road (HDB)75 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
Blk 9 North Bridge Road (HDB)137 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 27 car lots
Blk 7 North Bridge Road (HDB)196 m
S$0.60 per half-hour at midday on a weekday

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.

Public car parks only, by straight-line distance, with the operator's published rates. 3 Beach Road's own car park, if it has one, and its charges are not in the open data.

Who's registered at 3 Beach Road?

Key takeaway30 live companies (and LLPs and branches; sole proprietors are not counted) list 3 Beach Road as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
11
Construction
4
Financial and insurance
3
Accommodation and food services
2
Administrative and support services
2
Education
2
Arts, entertainment and recreation
2
Transportation and storage
1
Other services
1
Real estate
1

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 3 Beach Road

Where is 3 Beach Road?⌄

3 Beach Road is at Beach Road, Singapore 190003, in the Kallang planning area.

What is 3 Beach Road zoned as?⌄

3 Beach Road sits on land zoned residential with commercial at 1st storey under the URA Master Plan, with a gross plot ratio of 2.8.

Have there been any recorded transactions at 3 Beach Road?⌄

No caveats have been lodged for 3 Beach Road 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 3 Beach Road?⌄

Lavender MRT is the closest, 446 m away (about a 7-minute walk).

How many businesses are registered at 3 Beach Road?⌄

54 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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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.

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.

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 PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 10 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.