CommercialHOTELLeaseholdDistrict 3 · Bukit Merah

Alexandra Central

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2025

Quick Summary

Alexandra Central is a commercial building in District 3 · Bukit Merah, on land zoned HOTEL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 85 years remaining. 108 transactions are on record since 1995, at a median S$5,400 psf, most recently in Sept 2025. 56 units are currently listed for sale or rent. ACRA records 69 live company registrations at this address.

The facts are here — now get the verdict on Alexandra Central.

Ask PropKaki

What are the key facts about Alexandra Central?

Key takeawayAlexandra Central is a commercial building in District 3 · Bukit Merah, zoned HOTEL, held leasehold.

Asset class: Commercial
Land-use zone: HOTEL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 3 · Bukit Merah
Address: 321 Alexandra Road
Land area: 7,946 sqm
Completed: 2016 (per CommercialGuru)
Storeys: Not on record
Developer: CEL Alexandra Pte Ltd (per CommercialGuru)
Strata units (MCST): 117
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2016 (MCST 4375)
Submarket: City Fringe
Units with a recorded sale: At least 101
Listed as: Other Retail, Food & Beverage, Shop / Shophouse
Transactions on record: 108 (records start 1995)
Live listings: 56
ACRA registrations: 69

About Alexandra Central

Alexandra Central is a commercial building in Bukit Merah (District 03). It is located along Alexandra Road, Singapore 159971.

Under the URA Master Plan it sits on land zoned hotel with a gross plot ratio of 2.8.

The site is leasehold, with about 85 years remaining on the lease. It occupies roughly 7,946 sqm of land with about 22,249 sqm of gross floor area.

108 transactions have been recorded here, at a median of S$5,400 psf. The most recent was in September 2025.

92 businesses are currently registered at this address with ACRA.

The nearest MRT is Queenstown MRT, 792 m away (about a 12-minute walk). The closest bus stop (Alexandra Ctrl) is 88 m away (about a 1-minute walk).

What is Alexandra Central zoned as?

Key takeawayAlexandra Central sits on land zoned HOTEL with a gross plot ratio of 2.8.

Land-use zone: HOTEL
Gross plot ratio: 2.8

BCA-verified envelope: allowable GFA 22,249 sqm · built 8,677 sqm · headroom 13,572 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 Alexandra Central sold for?

Key takeawayAcross 108 recorded transactions since 1995, the median price is about S$1.43M, most recently in Sept 2025.

Date	Use	Price	Area	PSF
Sept 2025	Retail	S$850k	194 sqft	$4,387
Jul 2025	Retail	S$830k	280 sqft	$2,966
Jun 2025	Office	S$960k	581 sqft	$1,652
May 2025	Retail	S$4.20M	657 sqft	$6,397
Aug 2023	Retail	S$3.20M	646 sqft	$4,955
Sept 2022	Office	S$650k	161 sqft	$4,026
Jun 2015	Retail	S$888k	161 sqft	$5,500
Jul 2014	Retail	S$960k	161 sqft	$5,946
Apr 2014	Retail	S$5.27M	1,098 sqft	$4,800
Oct 2013	Retail	S$1.85M	431 sqft	$4,299

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 Alexandra Central rent for?

Key takeawayNo rent is published for Alexandra Central itself. On its street, Alexandra Road, office space rented at a median of $7.55 psf a month in 2026Q3, with the middle half of leases between $7.05 and $7.79. That is not this building's own rent, and never a quote for a particular unit.

Office space on Alexandra Road

Street level · 2026Q3

25th pct

$7.05

$75.89 psm

Median

$7.55

$81.27 psm

75th pct

$7.79

$83.89 psm

S$ per sq ft per month · median +3.4% on a year earlier

2023Q4 · $79.48 psm2026Q3 · $81.27 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 Alexandra Road

Street level · 2026Q3

25th pct

$8.55

$92.05 psm

Median

$10.89

$117.19 psm

75th pct

$12.39

$133.36 psm

S$ per sq ft per month · median -9.2% on a year earlier

2023Q4 · $106.56 psm2026Q3 · $117.19 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 3 retail

Region band · 2026Q3

25th pct

$7.49

$80.65 psm

Median

$10.49

$112.95 psm

75th pct

$14.10

$151.72 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 3 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 Alexandra Central

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.

How fast units move at Alexandra Central

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 20 units for rent; 36 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 2 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 6 new listings appeared and 10 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at Alexandra Central?

Key takeawayURA has approved 71 changes of use at Alexandra Central since 2000, most recently in 2026, and refused 12. 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.

3 Sept 2026ApprovedFloor 3
Change of use to restaurant with ancillary shop
Proposed change of use of unit #03-XX to restaurant with ancillary shop
18 Jun 2026ApprovedFloor 2
Change of use to massage establishment
Proposed change of use of unit #02-XX to massage establishment
9 Feb 2026Agency worksFloor 3
Change of use to commercial school
Lodgment for proposed use of units #03-XX, #03-XX and #03-XX as commercial school
13 Oct 2025ApprovedFloor 3
Change of use to shop
Proposed change of use of unit #03-XX to shop
2 Oct 2025ApprovedFloor 2
Change of use to bar/pub
Proposed change of use of unit #02-XX to bar/pub
15 Sept 2025ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school
22 Apr 2025RenewedFloor 2
Continued use as karaoke lounge
Continued use of unit #02-XX as karaoke lounge at alexandra central
11 Apr 2025ApprovedFloor 2
Change of use to restaurant with live entertainment
Proposed change of use of unit #02-XX alexandra central to restaurant with live entertainment
31 Jan 2025ApprovedFloor 1
Change of use to amusement centre
Proposed change of use of unit #01-XX to amusement centre
6 Jan 2025Agency worksFloor 3
Change of use to commercial school
Lodgment for proposed use of unit #03-XX as commercial school
23 Dec 2024ApprovedFloor 1
Change of use to restaurant and bar
Proposed change of use of #01-XX to restaurant and bar
4 Nov 2024ApprovedFloor 3
Change of use to commercial school
Proposed change of use of #03-XX to commercial school

87 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 Alexandra Road price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

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

What do commercial rents run near Alexandra Central?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 3 retail

Gross yield (area)

3.8%

3.4% net of property tax

Rent side (median of bands)

$112.95 psm/mo

2026Q3

Price side (strata, 5y)

$3,294 psf

38 sales

An INDICATIVE AREA yield for District 3 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 3 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$78.10	$94.74	$116.67
Level 1 · 30 & Below	$73.20	$92.12	$107.33
Level 1 · >30 - 100	$83.20	$164.15	$200.48
Level 2 & 3 · >30 - 100	$58.43	$67.44	$75.00
Level 1 · >100 - 300	$226.54	$240.67	$264.22
Level 2 & 3 · >100 - 300	$83.56	$131.15	$186.77

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 available at Alexandra Central right now?

Key takeaway56 units are currently listed at Alexandra Central — 36 for sale and 20 for rent. One row per unit; several agents often market the same unit.

For sale (36)

Alexandra CentralS$1.05M · 226 sqft
Alexandra CentralS$800k · 162 sqft
Alexandra CentralS$3.90M · 598 sqft
Alexandra CentralS$1.80M · 260 sqft

For rent (20)

Alexandra CentralS$12k/mo · 700 sqft
Alexandra CentralS$3k/mo · 334 sqft
Alexandra CentralS$2k/mo · 161 sqft
Alexandra CentralS$5k/mo · 646 sqft

Browse every listing at this building →

What is near Alexandra Central?

Key takeawayThe nearest MRT/LRT is Queenstown MRT, about 792 m away — and 3 competing retail premisess operate nearby.

Getting around

Queenstown MRT792 m · ~12 min

Amenities nearby

Hotel · 0 mAlexandra Ctrl · 88 mRafflesMedical (Anchorpoint) · 143 mPlace Of Worship · 389 mEducational Institution · 450 mAlexandra Hospital · 606 mQueenstown MRT Exit A · 760 mBusiness Park · 1.2 km

Competing premises nearby

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

Anchorpoint · 129 mL M Meat Pte. Ltd · 129 mAlexandra Village Food Centre · 155 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Alexandra Central

Key takeawayThe nearest station is Queenstown (EW19), 760 m away — a moderately busy station, with about 36,000 taps in and out on an average weekday. 14 public car parks are within 500 m.

Foot traffic: busier than 31% of retail buildings

nearest MRT/LRT Queenstown (EW19) 760 m, about 36,000 taps a weekday; bus stops within 400 m: 8, about 27,000 taps a weekday; Bukit Merah: 103,575 resident workers (Census 2020, by workplace); about 38,000 residents within 1 km (June 2026); 1 other mall 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

Queenstown (EW19)760 m · about 36,000 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 Alexandra Central. Transfers between lines don't tap, so interchanges read low.

Bus

8 bus stops within 400 m, with about 27,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 2A Jalan Bukit Merah (HDB)172 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 220 car lots
Blk 168A Queensway (HDB)203 m
S$0.60 per half-hour at midday on a weekday
Blk 1/3/5 Jalan Bukit Merah (HDB)242 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 460 car lots
Blks 8/10 Jalan Rumah Tinggi (HDB)283 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 38 car lots
Blk 1001/1010 Bukit Merah Lane 1/3 (JTC)292 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: Pasir Panjang Road Are A, 1.6 km away, S$90/month.

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

Who's registered at Alexandra Central?

Key takeaway69 live companies (and LLPs and branches; sole proprietors are not counted) list Alexandra Central as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
21
Wholesale and retail trade
12
Education
9
Other services
5
Health and social services
5
Arts, entertainment and recreation
3
Administrative and support services
3
Professional, scientific and technical services
2
Construction
2
Manufacturing
2

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 Alexandra Central's BCA building profile?

BCA building type: Retail
Green Mark: Certified (2014)
Energy use intensity: 582 kWh/m²·yr

Frequently asked questions about Alexandra Central

Where is Alexandra Central?⌄

Alexandra Central is at 321 Alexandra Road, Singapore 159971, in the Bukit Merah planning area.

What is Alexandra Central zoned as?⌄

Alexandra Central sits on land zoned hotel under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Alexandra Central?⌄

Alexandra Central is leasehold. About 85 years remain on the lease.

What have units at Alexandra Central sold for?⌄

Across 108 recorded transactions, the median price is S$5,400 psf. The latest was in September 2025.

What is the nearest MRT station to Alexandra Central?⌄

Queenstown MRT is the closest, 792 m away (about a 12-minute walk).

How many businesses are registered at Alexandra Central?⌄

92 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.

For agents · in the PropKaki app

The facts are here — now get the verdict on Alexandra Central.

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Alexandra Central — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

Read the figures right

Completion year: as CommercialGuru states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Developer: as CommercialGuru names it, not checked against an official record.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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 CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, 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.