95 Beach Road
95 Beach Road is a commercial building in District 7 · Downtown Core, 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 Jan 2018. ACRA records 0 live company registrations at this address.
What are the key facts about 95 Beach Road?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 4.2
- Tenure
- 999-year leasehold
- District / Area
- District 7 · Downtown Core
- Address
- 95 Beach Road
- Land area
- —
- Completed
- Not on record
- Storeys
- 6 (© OpenStreetMap contributors)
- Submarket
- City Hall / Bugis
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About 95 Beach Road
95 Beach Road is a commercial property in Downtown Core (District 07). It is located along Beach Road, Singapore 189699.
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$9,230 psf. The most recent was in January 2018.
1 business is currently registered at this address with ACRA.
The nearest MRT is Bugis MRT, 346 m away (about a 5-minute walk). The closest bus stop (Shaw Twrs) is 52 m away (about a 1-minute walk).
What is 95 Beach Road zoned as?
- Land-use zone
- COMMERCIAL
- Gross plot ratio
- 4.2
- Urban design area
- Udga
- Central Area
- Yes
What has 95 Beach Road sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jan 2018 | Shop House | S$32.19M | 3,488 sqft | $9,230 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at 95 Beach Road rent for?
Retail space on Beach Road
Street level · 2026Q3S$ 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 95 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 95 Beach Road?
- 27 Jan 2026RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house
- 14 Dec 2022RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house
- 17 Jan 2020RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house
- 18 Jan 2019RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house
- 19 Jan 2018RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house
- 9 Jan 2017RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house
- 29 Jan 2016RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house at 95 beach road
- 31 Jul 2015RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house at 95 beach road
- 23 Jul 2014RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house at 95 beach road
- 17 Jul 2012RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house
- 2 Aug 2011RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house
- 7 Nov 2008RenewedContinued use as eating house
Continued use of the 1st storey premises as eating house
2 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$54.50 per unit).
How does Beach Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near 95 Beach Road?
Indicative area yield — District 7 retail
An INDICATIVE AREA yield for District 7 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 7 ($ 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 95 Beach Road?
Getting around
- Bugis MRT346 m · ~5 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 95 Beach Road
nearest MRT/LRT Bugis (EW12/DT14) 164 m, about 109,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 19, about 35,000 taps a weekday; Downtown Core: 284,004 resident workers (Census 2020, by workplace); about 11,000 residents within 1 km (June 2026); 8 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
- Bugis (EW12 / DT14)164 m · about 109,000 weekday taps
- Esplanade (CC3)449 m · about 15,000 weekday taps
- Promenade (CC4 / DT15)546 m · about 45,000 weekday taps
- Bras Basah (CC2)604 m · about 10,000 weekday taps
- City Hall (NS25 / EW13)630 m · about 91,000 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 95 Beach Road. Transfers between lines don't tap, so interchanges read low.
Bus
19 bus stops within 400 m, with about 35,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Liang Seah St (URA)73 mS$1.20 per half-hour at midday on a weekday · 45 car lots
- Backlane (Purvis St) (URA)161 m
- Purvis St (URA)204 mS$1.20 per half-hour at midday on a weekday · 43 car lots
- Backlane (Seah St) (URA)270 m
- Seah St (URA)276 mS$1.20 per half-hour at midday on a weekday · 8 car lots
Nearest URA season parking: Kampong Glam Area, 598 m away, S$125/month.
Public car parks only, by straight-line distance, with the operator's published rates. 95 Beach Road's own car park, if it has one, and its charges are not in the open data.
Who's registered at 95 Beach Road?
- 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.
What is 95 Beach Road's BCA building profile?
- BCA building type
- Hotel
- Green Mark
- NA (NA)
- Energy use intensity
- 308 kWh/m²·yr
Frequently asked questions about 95 Beach Road
Where is 95 Beach Road?⌄
95 Beach Road is at 95 Beach Road, Singapore 189699, in the Downtown Core planning area.
What is 95 Beach Road zoned as?⌄
95 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 95 Beach Road?⌄
95 Beach Road is 999-year leasehold. About 800 years remain on the lease.
What have units at 95 Beach Road sold for?⌄
Across 1 recorded transaction, the median price is S$9,230 psf. The latest was in January 2018.
What is the nearest MRT station to 95 Beach Road?⌄
Bugis MRT is the closest, 346 m away (about a 5-minute walk).
How many businesses are registered at 95 Beach Road?⌄
1 business is 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 95 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.