Beach Road Conservation Area
Beach Road Conservation Area is a commercial building in District 7 · Downtown Core, on land zoned COMMERCIAL & RESIDENTIAL 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 Jul 2009. ACRA records 0 live company registrations at this address.
What are the key facts about Beach Road Conservation Area?
- Asset class
- Commercial
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 4.2
- Tenure
- 999-year leasehold
- District / Area
- District 7 · Downtown Core
- Address
- 8 Tan Quee Lan Street
- Land area
- 250 sqm
- Completed
- Not on record
- Storeys
- Not on record
- Submarket
- City Hall / Bugis
- Transactions on record
- 1 (records start 1995)
- Live listings
- None
- ACRA registrations
- 0
About Beach Road Conservation Area
Beach Road Conservation Area is a commercial conservation area in Downtown Core (District 07). It is located along Tan Quee Lan Street, Singapore 188097.
Under the URA Master Plan it sits on land zoned commercial & residential with a gross plot ratio of 4.2. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines. It lies inside the Central Area.
The site is 999-year leasehold, with about 800 years remaining on the lease. It occupies roughly 250 sqm of land with about 1,051 sqm of gross floor area.
1 transaction has been recorded here, at a median of S$2,300 psf. The most recent was in July 2009.
The nearest MRT is Esplanade MRT, 346 m away (about a 5-minute walk). The closest bus stop (Opp Natl Lib) is 76 m away (about a 1-minute walk).
What is Beach Road Conservation Area zoned as?
- Land-use zone
- COMMERCIAL & RESIDENTIAL
- Gross plot ratio
- 4.2
- Conservation area
- Beach Road
- Conserved building
- Yes
- Urban design area
- Udga
- Central Area
- Yes
What has Beach Road Conservation Area sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Jul 2009 | Shop House | S$2.50M | 1,087 sqft | $2,300 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Beach Road Conservation Area rent for?
Retail space on Tan Quee Lan Street
Street level · 2026Q3S$ per sq ft per month (median only published)
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 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 Beach Road Conservation Area
- 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 Beach Road Conservation Area?
- 19 Mar 2021ApprovedAdditions & alterations
Proposed 2nd amendment to approved additions & alterations to an existing 2-storey conserved shophouse (without rear extension) and an existing 2-storey conserved shophouse with existing 5-storey extension at rear (include 4 units of service apartment) and temporary change of use to convert the front of existing 2-storey to restaurant
- 10 Jan 2020ApprovedAdditions & alterations
Regularisation of gfa and proposed amendment to approved additions & alterations to an existing 2-storey conserved shophouse (without rear extension) and an existing 2-storey conserved shophouse with existing 5-storey extension at rear (include 5 units of service apartment) and temporary change of use to convert the front of existing 2-storey to restaurant
- 13 Aug 2019ApprovedAdditions & alterations
Proposed additions & alterations to an existing 2-storey conserved shophouse (without rear extension) and an existing 2-storey conserved shophouse with existing 5-storey extension at rear (include 5 units of service apartment) and temporary change of use to convert the front of existing 2-storey to restaurant
- 23 Nov 2018RenewedContinued use as restaurant
Continued use of the 1st storey premises as restaurant
- 2 Jun 2017RenewedContinued use as restaurant
Continued use of the 1st storey premises as restaurant
- 20 Nov 2014ApprovedAdditions & alterations
Proposed additions and alterations to the existing 2-storey shophouse with new 5-storey extension residential unit at the rear with an attic
- 27 Nov 2013ApprovedAdditions & alterations
Proposed amendments to the approved additions and alterations to the existing 2-storey shophouse with new 5-storey extension residential unit at the rear with an attic on lot 98583a & 98582t ts 12 at no 8 tan quee lan street, singapore 188097. (downtown core planning area)
- 13 Feb 2013ApprovedAdditions & alterations
Proposed amendments to the approved additions and alterations to the existing 2-storey shophouse with new 5-storey extension at the rear with an attic
- 19 Nov 2012ApprovedAdditions & alterations
Proposed additions and alterations to the existing 2-storey shophouse with new 5-storey extension residential unit at the rear with an attic
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$54.50 per unit).
How does Tan Quee Lan Street price?
Too few strata sales on this street to support a median — the count is shown without one.
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Beach Road Conservation Area?
Indicative area yield — District 7 retail
An INDICATIVE AREA yield for District 7 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 7 ($ 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 Beach Road Conservation Area?
Getting around
- Esplanade 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 Beach Road Conservation Area
nearest MRT/LRT Bugis (EW12/DT14) 325 m, about 109,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 18, about 36,000 taps a weekday; Downtown Core: 284,004 resident workers (Census 2020, by workplace); about 7,614 residents within 1 km (June 2026); 10 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)325 m · about 109,000 weekday taps
- Esplanade (CC3)327 m · about 15,000 weekday taps
- Bras Basah (CC2)419 m · about 10,000 weekday taps
- City Hall (NS25 / EW13)456 m · about 91,000 weekday taps
- Bencoolen (DT21)545 m · about 20,000 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 Beach Road Conservation Area. Transfers between lines don't tap, so interchanges read low.
Bus
18 bus stops within 400 m, with about 36,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Purvis St (URA)34 mS$1.20 per half-hour at midday on a weekday · 43 car lots
- Backlane (Purvis St) (URA)67 m
- Backlane (Seah St) (URA)71 m
- Seah St (URA)93 mS$1.20 per half-hour at midday on a weekday · 8 car lots
- Blk 231 Bras Basah Basement Car Park (HDB)160 mS$1.20 per half-hour at midday on a weekday · gantry 1.9 m · 219 car lots
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: Kampong Glam Area, 793 m away, S$125/month.
Public car parks only, by straight-line distance, with the operator's published rates. Beach Road Conservation Area's own car park, if it has one, and its charges are not in the open data.
Who's registered at Beach Road Conservation Area?
- Wholesale and retail trade0
- Construction0
- Accommodation and food services0
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 Beach Road Conservation Area
Where is Beach Road Conservation Area?⌄
Beach Road Conservation Area is at 8 Tan Quee Lan Street, Singapore 188097, in the Downtown Core planning area.
What is Beach Road Conservation Area zoned as?⌄
Beach Road Conservation Area sits on land zoned commercial & residential under the URA Master Plan, with a gross plot ratio of 4.2.
What is the tenure of Beach Road Conservation Area?⌄
Beach Road Conservation Area is 999-year leasehold. About 800 years remain on the lease.
Is Beach Road Conservation Area a conserved property?⌄
Yes. Beach Road Conservation Area falls within a URA conservation area, so external works are subject to conservation guidelines.
What have units at Beach Road Conservation Area sold for?⌄
Across 1 recorded transaction, the median price is S$2,300 psf. The latest was in July 2009.
What is the nearest MRT station to Beach Road Conservation Area?⌄
Esplanade MRT is the closest, 346 m away (about a 5-minute walk).
The facts are here — now get the verdict on Beach Road Conservation Area.
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.