CommercialCOMMERCIALLeaseholdDistrict 7 · Rochor

Bylands Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2026

Quick Summary

Bylands Building is a commercial building in District 7 · Rochor, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.2. It is leasehold with roughly 51 years remaining. 63 transactions are on record since 1995, at a median S$1,008 psf, most recently in Jul 2026. 13 units are currently listed for sale or rent. ACRA records 345 live company registrations at this address.

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

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What are the key facts about Bylands Building?

Key takeawayBylands Building is a commercial building in District 7 · Rochor, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Tenure: Leasehold
District / Area: District 7 · Rochor
Address: 135 Middle Road
Land area: 1,139 sqm
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 72
Managing agent: ABSOLUT PROPERTIES PTE LTD
Strata formed: 1983 (MCST 0667)
Submarket: City Fringe
Units with a recorded sale: At least 39
Listed as: Office, Shop / Shophouse, Mall Shop
Transactions on record: 63 (records start 1995)
Live listings: 13
ACRA registrations: 345

About Bylands Building

Bylands Building is a commercial building in Rochor (District 07). It is located along Middle Road, Singapore 188975.

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 leasehold, with about 51 years remaining on the lease. It occupies roughly 1,139 sqm of land with about 4,784 sqm of gross floor area.

63 transactions have been recorded here, at a median of S$1,008 psf. The most recent was in July 2026.

478 businesses are currently registered at this address with ACRA.

The nearest MRT is Bencoolen MRT, 254 m away (about a 4-minute walk). The closest bus stop (Bef Waterloo St) is 23 m away (about a 0-minute walk).

What is Bylands Building zoned as?

Key takeawayBylands 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 Bylands Building sold for?

Key takeawayAcross 63 recorded transactions since 1995, the median price is about S$320k, most recently in Jul 2026.

Date	Use	Price	Area	PSF
Jul 2026	Office	S$440k	258 sqft	$1,703
Mar 2026	Office	S$350k	205 sqft	$1,711
Sept 2025	Office	S$365k	215 sqft	$1,695
Jan 2024	Office	S$465k	248 sqft	$1,878
Aug 2023	Office	S$308k	140 sqft	$2,201
Apr 2023	Office	S$450k	205 sqft	$2,200
Jan 2023	Office	S$540k	269 sqft	$2,007
Mar 2022	Office	S$420k	248 sqft	$1,696
Dec 2020	Office	S$600k	388 sqft	$1,548
Oct 2020	Retail	S$375k	161 sqft	$2,323

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 Bylands Building rent for?

Key takeawayNo rent is published for Bylands 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 Bylands Building

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 Bylands Building

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 4 units for rent; 9 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 3 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 Bylands Building?

Key takeawayURA has approved 12 changes of use at Bylands Building since 2000, most recently in 2025, and refused 1. 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.

5 Sept 2025Agency worksFloor 1
Change of use to commercial school
Lodgment for proposed use of units #01-XX, #01-XX and #01-XX as commercial school
4 Apr 2025Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
11 Sept 2024RenewedFloor 3
Continued use as office
Continued use of units #03-XX, #03-XX & #03-XX as office
9 Feb 2024Agency worksFloor 5
Change of use to commercial school
Lodgment for proposed use of unit #05-XX as commercial school
22 Aug 2023Agency worksFloor 4
Change of use to commercial school
Lodgment for proposed use of units #04-XX and #04-XX as commercial school
14 Oct 2022Agency worksFloor 2
Change of use to commercial school
Lodgment for proposed use of unit #02-XX as commercial school
30 Aug 2022RefusedFloor 2
Change of use to nightclub
Proposed change of use of shop unit #02-XX to nightclub
7 Dec 2021ApprovedFloor 3
Change of use to office
Proposed change of use of units #03-XX, #03-XX & #03-XX to office
23 Mar 2021ApprovedFloor 2
Change of use to shop
Proposed change of use of unit #02-XX to shop
4 Sept 2020Agency worksFloor 2
Change of use to office
Lodgment for proposed use of unit #02-XX as office
19 Jul 2016Agency worksFloor 4
Change of use to commercial school
Lodgment for proposed use of unit #04-XX as commercial school
15 Feb 2012ApprovedFloor 1
Change of use: restaurants → health centre
Proposed change of use of units #01-XX & #01-XX from restaurants to health centre (facial, slimming & massage establishment) on lot 0336a ts11 at 135 middle road - bylands building (rochor planning area)

2 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 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 Bylands 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 available at Bylands Building right now?

Key takeaway13 units are currently listed at Bylands Building — 9 for sale and 4 for rent. One row per unit; several agents often market the same unit.

For sale (9)

Bylands BuildingS$620k · 258 sqft
Bylands BuildingS$600k · 280 sqft
Byland BuildingS$360k · 140 sqft
Byland BuildingS$450k · 258 sqft

For rent (4)

Bylands BuildingS$2k/mo · 258 sqft
Bylands BuildingS$1k/mo · 140 sqft
Byland Building2 agentsS$1k/mo · 150 sqft
Byland Building2 agentsS$2k/mo · 272 sqft

Browse every listing at this building →

What is near Bylands Building?

Key takeawayThe nearest MRT/LRT is Bencoolen MRT, about 254 m away — and 3 competing retail premisess operate nearby.

Getting around

Bencoolen MRT254 m · ~4 min

Amenities nearby

Bef Waterloo St · 23 mHotel · 51 mPlace Of Worship · 70 mEducational Institution · 98 mCorporate Medical Center · 150 mBencoolen MRT Exit A · 197 mRaffles Hospital · 580 m

Competing premises nearby

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

Bugis+ · 185 mJewish Welfare Board, Singapore · 243 mAlbert Centre Market & Food Centre · 264 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Bylands Building

Key takeawayThe nearest station is Bencoolen (DT21), 197 m away — a moderately busy station, with about 20,000 taps in and out on an average weekday. 21 public car parks are within 500 m.

Foot traffic: busier than 94% of retail buildings

nearest MRT/LRT Bencoolen (DT21) 197 m, about 20,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 20, about 49,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 12,000 residents within 1 km (June 2026); 9 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

Bencoolen (DT21)197 m · about 20,000 weekday taps
Bras Basah (CC2)303 m · about 10,000 weekday taps
Bugis (EW12 / DT14)351 m · about 109,000 weekday taps
Rochor (DT13)461 m · about 22,000 weekday taps
City Hall (NS25 / EW13)652 m · about 91,000 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 Bylands Building. Transfers between lines don't tap, so interchanges read low.

Bus

20 bus stops within 400 m, with about 49,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Service Rd (Queen - Wa Terloo St) (URA)22 m
S$1.20 per half-hour at midday on a weekday · 3 car lots
Blk 261/262/264 Waterloo Basement Car Park (HDB)90 m
S$1.20 per half-hour at midday on a weekday · gantry 1.9 m · 143 car lots
Queen St Off St (URA)111 m
S$1.40 per half-hour at midday on a weekday · 91 car lots
Waterloo St (URA)116 m
S$1.20 per half-hour at midday on a weekday · 14 car lots
Manila St (URA)148 m
S$1.20 per half-hour at midday on a weekday · 6 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 Kapor Rd Off S T, 830 m away, S$100/month.

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

Who's registered at Bylands Building?

Key takeaway345 live companies (and LLPs and branches; sole proprietors are not counted) list Bylands Building as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
92
Professional, scientific and technical services
74
Information and communications
51
Financial and insurance
33
Administrative and support services
19
Transportation and storage
15
Construction
15
Education
13
Manufacturing
7
Accommodation and food services
7

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 Bylands Building

Where is Bylands Building?⌄

Bylands Building is at 135 Middle Road, Singapore 188975, in the Rochor planning area.

What is Bylands Building zoned as?⌄

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

What is the tenure of Bylands Building?⌄

Bylands Building is leasehold. About 51 years remain on the lease.

What have units at Bylands Building sold for?⌄

Across 63 recorded transactions, the median price is S$1,008 psf. The latest was in July 2026.

What is the nearest MRT station to Bylands Building?⌄

Bencoolen MRT is the closest, 254 m away (about a 4-minute walk).

How many businesses are registered at Bylands Building?⌄

478 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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This development is also registered as the residential project Coliwoo Bugis.

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.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

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, OpenStreetMap (© OpenStreetMap contributors) — 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.