CommercialRESIDENTIAL WITH COMMERCIAL AT 1ST STOREYFreeholdDistrict 3 · Queenstown

Alexis

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2024

Quick Summary

Alexis is a commercial building in District 3 · Queenstown, on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 17 transactions are on record since 1995, at a median S$3,501 psf, most recently in Aug 2024. 5 units are currently listed for sale or rent. ACRA records 19 live company registrations at this address.

The facts are here — now get the verdict on Alexis.

Ask PropKaki

What are the key facts about Alexis?

Key takeawayAlexis is a commercial building in District 3 · Queenstown, zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 3 · Queenstown
Address: 354 Alexandra Road
Land area: 5,966 sqm
Completed: Not on record
Storeys: 2 (per CommercialGuru)
Submarket: City Fringe
Units with a recorded sale: At least 11
Transactions on record: 17 (records start 1995)
Live listings: 5
ACRA registrations: 19

About Alexis

Alexis is a mixed-use building in Queenstown (District 03). It is located along Alexandra Road, Singapore 159948.

Under the URA Master Plan it sits on land zoned residential with commercial at 1st storey with a gross plot ratio of 3.

The site is freehold. It occupies roughly 5,966 sqm of land with about 17,898 sqm of gross floor area.

17 transactions have been recorded here, at a median of S$3,501 psf. The most recent was in August 2024.

23 businesses are currently registered at this address with ACRA.

The nearest MRT is Queenstown MRT, 388 m away (about a 6-minute walk). The closest bus stop (Opp Lea Hin Hardware Fty) is 31 m away (about a 0-minute walk).

What is Alexis zoned as?

Key takeawayAlexis sits on land zoned RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY
Gross plot ratio: 3.0

Run the full zoning report for this building →

What has Alexis sold for?

Key takeawayAcross 17 recorded transactions since 1995, the median price is about S$4.15M, most recently in Aug 2024.

Date	Use	Price	Area	PSF
Aug 2024	Retail	S$7.00M	2,164 sqft	$3,235
Jun 2022	Retail	S$8.80M	3,068 sqft	$2,869
Mar 2021	Retail	S$400k	151 sqft	$2,654
Feb 2020	Retail	S$4.15M	1,744 sqft	$2,380
Aug 2015	Retail	S$1.15M	258 sqft	$4,452
Apr 2013	Retail	S$6.00M	2,325 sqft	$2,581
Sept 2012	Retail	S$970k	194 sqft	$5,006
May 2012	Retail	S$906k	151 sqft	$6,012
May 2012	Retail	S$6.80M	1,744 sqft	$3,901
May 2012	Retail	S$4.55M	1,378 sqft	$3,300

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 Alexis rent for?

Key takeawayNo rent is published for Alexis itself. On its street, Alexandra Road, retail space rented at a median of $10.89 psf a month in 2026Q3, with the middle half of leases between $8.55 and $12.39. That is not this building's own rent, and never a quote for a particular unit.

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).

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 — 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 Alexis

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 Alexis

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 4 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 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, 0 new listings appeared and 0 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 Alexis?

Key takeawayURA has approved 26 changes of use at Alexis since 2000, most recently in 2025. 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.

25 Jul 2025ApprovedFloor 1
Change of use to gym/fitness centre
Proposed change of use of unit #01-XX to gym/fitness centre at alexis
5 Jun 2025RenewedFloor 1
Continued use as massage establishment
Continued use of shop unit #01-XX as massage establishment
13 Feb 2025ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at alexis
25 Oct 2024ApprovedFloor 1
Change of use to restaurant
Proposed change of use of unit #01-XX to restaurant at alexis
27 Aug 2024ApprovedFloor 1
Change of use to commercial school
Proposed change of use of shop unit #01-XX to commercial school at alexis
30 Jan 2024RenewedFloor 1
Continued use as gym/fitness centre
Continued use of units #01-XX & #01-XX as gym/fitness centre at alexis
9 Nov 2023ApprovedFloor 1
Change of use to student care centre
Proposed change of use of shop unit #01-XX to student care centre at alexis
7 Sept 2023RenewedFloor 1
Continued use as massage establishment
Continued use of shop unit #01-XX as massage establishment at alexis
25 Jul 2023RenewedFloor 1
Continued use as commercial school
Continued use of units #01-XX & #01-XX as commercial school at alexis
25 Jul 2023ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school at alexis
15 Feb 2023RenewedFloor 1
Continued use as dialysis centre
Continued use of shop unit #01-XX as dialysis centre
13 Feb 2023RenewedFloor 1
Continued use as restaurant
Continued use of shop unit #01-XX as restaurant at alexis

36 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 Alexis?

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 Alexis right now?

Key takeaway5 units are currently listed at Alexis — 4 for sale and 1 for rent. One row per unit; several agents often market the same unit.

For sale (4)

Alexis2 agentsS$5.69M · 1,475 sqft
AlexisS$6.28M · 1,475 sqft
AlexisS$1.20M · 258 sqft
AlexisS$6.28M · 1,452 sqft

For rent (1)

AlexisS$2k/mo · 140 sqft

Browse every listing at this building →

What is near Alexis?

Key takeawayThe nearest MRT/LRT is Queenstown MRT, about 388 m away — and 3 competing retail premisess operate nearby.

Getting around

Queenstown MRT388 m · ~6 min

Amenities nearby

Opp Lea Hin Hardware Fty · 31 mHealthpoint Family Clinic & Surgery · 209 mPlace Of Worship · 299 mQueenstown MRT Exit A · 352 mEducational Institution · 386 mHotel · 428 mLeng Kee Community Centre · 836 mAlexandra Hospital · 1.0 kmBusiness Park · 1.3 km

Competing premises nearby

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

Anchorpoint · 396 mL M Meat Pte. Ltd · 396 mABC Brickworks Market & Food Centre · 499 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Alexis

Key takeawayThe nearest station is Queenstown (EW19), 352 m away — a moderately busy station, with about 36,000 taps in and out on an average weekday. 22 public car parks are within 500 m.

Foot traffic: busier than 30% of retail buildings

nearest MRT/LRT Queenstown (EW19) 352 m, about 36,000 taps a weekday; bus stops within 400 m: 10, about 14,000 taps a weekday; Queenstown: 131,782 resident workers (Census 2020, by workplace); about 49,000 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)352 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 Alexis. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 14,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 53A Strathmore Avenue (HDB)226 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 864 car lots
Blk 50/51 Strathmore Avenue (HDB)297 m
no short-term parking
Blk 34-36 Jalan Rumah Tinggi (HDB)302 m
S$0.60 per half-hour at midday on a weekday · gantry 5.4 m · 72 car lots
Blks 8/10 Jalan Rumah Tinggi (HDB)321 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 38 car lots
Blk 155-164 Stirling Road (HDB)332 m
S$0.60 per half-hour at midday on a weekday

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: Queensway Off St (Ride Out Tea Garden), 1.6 km away, S$90/month.

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

Who's registered at Alexis?

Key takeaway19 live companies (and LLPs and branches; sole proprietors are not counted) list Alexis as their registered address. These are registered businesses, not who occupies the space.

Education
4
Administrative and support services
3
Arts, entertainment and recreation
3
Wholesale and retail trade
2
Accommodation and food services
2
Financial and insurance
2
Health and social services
2
Other services
1
Construction
0
Professional, scientific and technical services
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Alexis

Where is Alexis?⌄

Alexis is at 354 Alexandra Road, Singapore 159948, in the Queenstown planning area.

What is Alexis zoned as?⌄

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

What is the tenure of Alexis?⌄

Alexis is freehold.

What have units at Alexis sold for?⌄

Across 17 recorded transactions, the median price is S$3,501 psf. The latest was in August 2024.

What is the nearest MRT station to Alexis?⌄

Queenstown MRT is the closest, 388 m away (about a 6-minute walk).

How many businesses are registered at Alexis?⌄

23 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 Alexis.

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Tell me about Alexis — 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.

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This development is also registered as the residential project Alexis.

Read the figures right

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

Storeys: CommercialGuru's floor count, not checked against an official record.

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.

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.

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, 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.