CommercialCOMMERCIAL999-year leaseholdDistrict 7 · Downtown Core

Boon Sing Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2014

Quick Summary

Boon Sing Building 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. 3 transactions are on record since 1995, most recently in Oct 2014. ACRA records 17 live company registrations at this address.

The facts are here — now get the verdict on Boon Sing Building.

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What are the key facts about Boon Sing Building?

Key takeawayBoon Sing Building is a commercial building in District 7 · Downtown Core, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Tenure: 999-year leasehold
District / Area: District 7 · Downtown Core
Address: 41 Middle Road
Land area: 344 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 10
Managing agent: LANDSFIELD PROPERTY MANAGEMENT PTE LTD
Strata formed: 1986 (MCST 1193)
Submarket: City Hall / Bugis
Units with a recorded sale: At least 2
Transactions on record: 3 (records start 1995)
Live listings: None
ACRA registrations: 17

What are the specs at Boon Sing Building?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About Boon Sing Building

Boon Sing Building is a mixed-use building in Downtown Core (District 07). It is located along Middle Road, Singapore 188950.

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 808 years remaining on the lease. It occupies roughly 344 sqm of land with about 1,443 sqm of gross floor area.

3 transactions have been recorded here, at a median of S$1,186 psf. The most recent was in October 2014.

22 businesses are currently registered at this address with ACRA.

The nearest MRT is Esplanade MRT, 376 m away (about a 6-minute walk). The closest bus stop (Bef Beach Rd) is 46 m away (about a 1-minute walk). Bugis Junction is 232 m away (about a 4-minute walk).

What is Boon Sing Building zoned as?

Key takeawayBoon Sing Building sits on land zoned COMMERCIAL with a gross plot ratio of 4.2, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What has Boon Sing Building sold for?

Key takeaway3 transactions are on record since 1995, most recently in Oct 2014 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2014	Office	S$1.88M	1,119 sqft	$1,679
Jan 2011	Office	S$1.20M	1,012 sqft	$1,186
Apr 2002	Office	S$630k	1,119 sqft	$563

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 Boon Sing Building rent for?

Key takeawayNo rent is published for Boon Sing Building itself. On its street, Middle Road, office space rented at a median of $5.42 psf a month in 2026Q3, with the middle half of leases between $5.00 and $5.61. That is not this building's own rent, and never a quote for a particular unit.

Office space on Middle Road

Street level · 2026Q3

25th pct

$5.00

$53.87 psm

Median

$5.42

$58.38 psm

75th pct

$5.61

$60.37 psm

S$ per sq ft per month · median -4.9% on a year earlier

2023Q4 · $55.98 psm2026Q3 · $58.38 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 Middle Road

Street level · 2026Q3

25th pct

$7.90

$85.00 psm

Median

$11.52

$124.03 psm

75th pct

$12.22

$131.58 psm

S$ per sq ft per month · median +12.1% on a year earlier

2023Q4 · $93.10 psm2026Q3 · $124.03 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 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 Boon Sing Building

Key takeawayBrokers' office figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Fringe CBD: Vacancy 7.2%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Hall / Marina Centre: Rent S$11.36 psf/mth · Vacancy 3.2% · Planned / under construction 0.00m sq ft
Bugis: Rent S$12.12 psf/mth · Vacancy 11.9% · Planned / under construction 0.56m sq ft

Singapore Office MarketBeat Q2 2026

Official series (URA, 2026Q3): Office vacancy rate (Whole Island) 10 (-1.2 pp on the year) · Office rental index (Central Region) 203.4 (+1.8% 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 Boon Sing Building?

Key takeawayURA has approved 7 changes of use at Boon Sing Building since 2000, most recently in 2024, and refused 2. 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.

8 Jan 2025Refused
Change of use to karaoke lounge
Proposed change of use of 5th and 6th storey to karaoke lounge at 41 middle road (boon sing building)
11 Dec 2024Approved
Change of use to karaoke lounge
Proposed change of use of 1st and 2nd storey to karaoke lounge at boon sing building
25 Jan 2023RefusedFloor 3
Change of use to karaoke lounge
Proposed change of use of office unit #03-XX to karaoke lounge at boon sing building
21 Oct 2021ApprovedFloor 1
Change of use to commercial school
Proposed change of use of 1st storey & 2nd storey (unit #01-XX) to commercial school at boon sing building
14 Nov 2020Renewed
Continued use as nightclub
Continued use of 1st & 2nd storey premises as nightclub at boon sing building
21 Dec 2016Renewed
Continued use as night club
Continued use of 1st & 2nd storey premises as night club
27 Dec 2013Renewed
Continued use as night club
Continued use of 1st & 2nd storey premises to night club
23 Dec 2010Approved
Change of use to night club
Change of use of 1st & 2nd storey premises to night club
22 Dec 2010ApprovedFloor 3
Change of use: office → health centre
Proposed change of use of #03-XX from office to health centre
26 Aug 2004ApprovedFloor 6
Change of use: flat → office
Change of use of 6th sty unit #06-XX from flat to office
22 Apr 2003Approved
Change of use to restaurant
Change of use of the 1st & 2nd storey (mezzanine floor) to restaurant
29 Aug 2002Approved
Change of use to office
Retention of use of 2 units flats on the 5th storey as office

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 Middle Road price?

Key takeawayAcross 63 strata sales on Middle Road in the last 5 years, the median is $1,924 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,924

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

What do commercial rents run near Boon Sing Building?

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

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 Boon Sing Building?

Key takeawayThe nearest MRT/LRT is Esplanade MRT, about 376 m away.

Getting around

Esplanade MRT376 m · ~6 min

Amenities nearby

Hotel · 34 mBef Beach Rd · 46 mShalom Medical Group · 208 mBugis Junction · 232 mPlace Of Worship · 243 mBugis MRT Exit D · 283 mCold Storage Singapore (1983) Pte Ltd · 317 mEducational Institution · 317 mWar Memorial Pk · 471 mAlbert Centre Market & Food Centre · 475 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Boon Sing Building

Key takeawayThe nearest station is Bugis (EW12 / DT14), 283 m away — one of the busiest stations, with about 109,000 taps in and out on an average weekday. 19 public car parks are within 500 m.

Foot traffic: busier than 79% of office buildings

nearest MRT/LRT Bugis (EW12/DT14) 283 m, about 109,000 taps a weekday; 9 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 8,241 residents within 1 km (June 2026). Ranked against 485 office 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), not a count of people.

Stations within 1 km

Bugis (EW12 / DT14)283 m · about 109,000 weekday taps
Esplanade (CC3)357 m · about 15,000 weekday taps
Bras Basah (CC2)452 m · about 10,000 weekday taps
City Hall (NS25 / EW13)497 m · about 91,000 weekday taps
Bencoolen (DT21)560 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 Boon Sing Building. 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

Backlane (Purvis St) (URA)62 m
Purvis St (URA)64 m
S$1.20 per half-hour at midday on a weekday · 43 car lots
Backlane (Seah St) (URA)114 m
Seah St (URA)133 m
S$1.20 per half-hour at midday on a weekday · 8 car lots
Liang Seah St (URA)159 m
S$1.20 per half-hour at midday on a weekday · 45 car lots

Nearest URA season parking: Kampong Glam Area, 750 m away, S$125/month.

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

Who's registered at Boon Sing Building?

Key takeaway17 live companies (and LLPs and branches; sole proprietors are not counted) list Boon Sing Building as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
4
Professional, scientific and technical services
4
Financial and insurance
2
Education
2
Information and communications
1
Administrative and support services
1
Accommodation and food services
1
Arts, entertainment and recreation
1
Other services
1
Construction
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 Boon Sing Building

Where is Boon Sing Building?⌄

Boon Sing Building is at 41 Middle Road, Singapore 188950, in the Downtown Core planning area.

What is Boon Sing Building zoned as?⌄

Boon Sing Building sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of Boon Sing Building?⌄

Boon Sing Building is 999-year leasehold. About 808 years remain on the lease.

What have units at Boon Sing Building sold for?⌄

Across 3 recorded transactions, the median price is S$1,186 psf. The latest was in October 2014.

What is the nearest MRT station to Boon Sing Building?⌄

Esplanade MRT is the closest, 376 m away (about a 6-minute walk).

How many businesses are registered at Boon Sing Building?⌄

22 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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The facts are here — now get the verdict on Boon Sing Building.

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This development is also registered as the residential project Boon Sing Building.

Read the figures right

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

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.

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 BCA's MCST register, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, CommercialGuru — 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.