CommercialCOMMERCIALDistrict 7 · Rochor

Bugis Village

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Bugis Village is a commercial building in District 7 · Rochor, on land zoned COMMERCIAL under the URA Master Plan. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on Bugis Village.

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What are the key facts about Bugis Village?

Key takeawayBugis Village is a commercial building in District 7 · Rochor, zoned COMMERCIAL.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 7 · Rochor
Address: 161 Rochor Road
Land area: 617 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Transactions on record: None recorded
Live listings: None
ACRA registrations: 3

No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.

About Bugis Village

Bugis Village is a mixed-use building in Rochor (District 07). It is located along Rochor Road, Singapore 188436.

Under the URA Master Plan it sits on land zoned commercial. It lies inside the Central Area.

It occupies roughly 617 sqm of land.

3 businesses are currently registered at this address with ACRA.

The nearest MRT is Bugis MRT, 84 m away (about a 1-minute walk). The closest bus stop (Bugis Stn Exit A) is 88 m away (about a 1-minute walk). Bugis+ is 207 m away (about a 3-minute walk).

What is Bugis Village zoned as?

Key takeawayBugis Village sits on land zoned COMMERCIAL, inside the Central Area.

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

URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.

Run the full zoning report for this building →

What does space at Bugis Village rent for?

Key takeawayNo rent is published for Bugis Village itself. On its street, Rochor Road, retail space rented at a median of $9.14 psf a month in 2026Q3, with the middle half of leases between $6.94 and $10.62. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Rochor Road

Street level · 2026Q3

25th pct

$6.94

$74.66 psm

Median

$9.14

$98.39 psm

75th pct

$10.62

$114.29 psm

S$ per sq ft per month · median -16.9% on a year earlier

2023Q4 · $128.95 psm2026Q3 · $98.39 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 Bugis Village

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 Bugis Village

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 0 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 2 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 Bugis Village?

Key takeawayURA has approved 3 changes of use at Bugis Village since 2000, most recently in 2019. 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.

23 Mar 2022Approved
Additions & alterations
Proposed amendment to approved additions and alterations and change of use from commercial to hostel (76 rooms) to existing 3-storey building on lot 00759m ts12 at 159-166 rochor road (rochor planning area)
27 Mar 2019Approved
Change of use to amusement centre
Change of use of 1st storey premises to amusement centre at 161 rochor road as an expansion to the amusement centre (temporary permission) at 2nd storey of 160a, 161a and 3rd storey of 161b rochor road
23 Oct 2013Approved
Change of use to amusement centre
Change of use of office to amusement centre on lot 00759m ts12 at 160a and 161a rochor road
19 Feb 2010Approved
Change of use to restaurant
Proposed change of use of 1st storey shop (house no: 161) to restaurant

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 Rochor Road price?

Key takeawayAcross 11 strata sales on Rochor Road in the last 5 years, the median is $3,801 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,801

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

What do commercial rents run near Bugis Village?

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 Bugis Village?

Key takeawayThe nearest MRT/LRT is Bugis MRT, about 84 m away.

Getting around

Bugis MRT84 m · ~1 min

Amenities nearby

Educational Institution · 27 mBugis MRT Exit A · 67 mBugis Stn Exit A · 88 mLui Clinic · 96 mAlbert Centre Market & Food Centre · 134 mCold Storage Singapore (1983) Pte Ltd · 161 mPlace Of Worship · 203 mBugis+ · 207 mHotel · 224 mRaffles Hospital · 238 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Bugis Village

Key takeawayThe nearest station is Bugis (EW12 / DT14), 67 m away — one of the busiest stations, with about 109,000 taps in and out on an average weekday. 25 public car parks are within 500 m.

Foot traffic: busier than 96% of retail buildings

nearest MRT/LRT Bugis (EW12/DT14) 67 m, about 109,000 taps a weekday; 10 more stations within 1 km; bus stops within 400 m: 17, about 42,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 20,000 residents within 1 km (June 2026); 6 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)67 m · about 109,000 weekday taps
Rochor (DT13)415 m · about 22,000 weekday taps
Jalan Besar (DT22)420 m · about 21,000 weekday taps
Bencoolen (DT21)542 m · about 20,000 weekday taps
Bras Basah (CC2)650 m · about 10,000 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 Bugis Village. Transfers between lines don't tap, so interchanges read low.

Bus

17 bus stops within 400 m, with about 42,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 270/271 Albert Centre Basement Car Park (HDB)134 m
S$1.20 per half-hour at midday on a weekday · gantry 1.8 m · 91 car lots
Cheng Yan Place (URA)150 m
S$1.20 per half-hour at midday on a weekday · 4 car lots
North Bridge Rd Off St (URA)167 m
S$0.75 per half-hour at midday on a weekday · 92 car lots
Blk 269/269A/269B Cheng Yan Court Car Park (HDB)192 m
S$1.20 per half-hour at midday on a weekday · 32 car lots
Bugis+ (development car park)201 m
rates not published as open data

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: Jln Kubor (Victoria St - Rochor Canal Rd), 568 m away, S$125/month.

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

Who's registered at Bugis Village?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list Bugis Village as their registered address. These are registered businesses, not who occupies the space.

Arts, entertainment and recreation
2
Wholesale and retail trade
1

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 Bugis Village

Where is Bugis Village?⌄

Bugis Village is at 161 Rochor Road, Singapore 188436, in the Rochor planning area.

What is Bugis Village zoned as?⌄

Bugis Village sits on land zoned commercial under the URA Master Plan.

Have there been any recorded transactions at Bugis Village?⌄

No caveats have been lodged for Bugis Village in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.

What is the nearest MRT station to Bugis Village?⌄

Bugis MRT is the closest, 84 m away (about a 1-minute walk).

How many businesses are registered at Bugis Village?⌄

3 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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Read the figures right

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

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.

Tenure is not recorded for this building. Commercial tenure coverage is roughly 40% (industrial is far better at ~90%).

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 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.