CommercialCOMMERCIALLeaseholdDistrict 9 · Orchard

Cuppage Plaza

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2026

Quick Summary

Cuppage Plaza is a commercial building in District 9 · Orchard, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.9. It is leasehold with roughly 52 years remaining. 32 transactions are on record since 1995, at a median S$2,169 psf, most recently in Mar 2026. 25 units are currently listed for sale or rent. ACRA records 82 live company registrations at this address.

The facts are here — now get the verdict on Cuppage Plaza.

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What are the key facts about Cuppage Plaza?

Key takeawayCuppage Plaza is a commercial building in District 9 · Orchard, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.9
Tenure: Leasehold
District / Area: District 9 · Orchard
Address: 5 Koek Road
Land area: 2,371 sqm
Completed: Not on record
Storeys: 6 (© OpenStreetMap contributors)
Strata units (MCST): 189
Managing agent: KNIGHT FRANK PROPERTY & FACILITIES MANAGEMENT PTE. LTD.
Strata formed: 1987 (MCST 1307)
Submarket: Orchard
Units with a recorded sale: At least 19
Listed as: Mall Shop, Shop / Shophouse, Food & Beverage
Transactions on record: 32 (records start 1995)
Live listings: 25
ACRA registrations: 82

About Cuppage Plaza

Cuppage Plaza is a commercial building in Orchard (District 09). It is located along Koek Road, Singapore 228796.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 4.9. It lies inside the Central Area.

The site is leasehold, with about 52 years remaining on the lease. It occupies roughly 2,371 sqm of land with about 11,620 sqm of gross floor area.

32 transactions have been recorded here, at a median of S$2,169 psf. The most recent was in March 2026.

120 businesses are currently registered at this address with ACRA.

The nearest MRT is Somerset MRT, 266 m away (about a 4-minute walk). The closest bus stop (Orchard Plaza) is 143 m away (about a 2-minute walk).

What is Cuppage Plaza zoned as?

Key takeawayCuppage Plaza sits on land zoned COMMERCIAL with a gross plot ratio of 4.9, inside the Central Area.

Land-use zone: COMMERCIAL
Gross plot ratio: 4.9
Urban design area: Udga
Central Area: Yes

BCA-verified envelope: allowable GFA 11,618 sqm · built 14,571 sqm · headroom -2,953 sqm. This block appears only where BCA has published the actual built floor area — everywhere else, buildable headroom cannot be verified and is deliberately not estimated.

Run the full zoning report for this building →

What has Cuppage Plaza sold for?

Key takeawayAcross 32 recorded transactions since 1995, the median price is about S$788k, most recently in Mar 2026.

Date	Use	Price	Area	PSF
Mar 2026	Retail	S$3.40M	1,496 sqft	$2,272
Apr 2025	Retail	S$770k	334 sqft	$2,308
Oct 2023	Retail	S$3.60M	1,496 sqft	$2,406
Jun 2022	Retail	S$795k	269 sqft	$2,954
Sept 2019	Office	S$1.90M	732 sqft	$2,596
Aug 2018	Retail	S$745k	344 sqft	$2,163
Aug 2018	Retail	S$745k	409 sqft	$1,821
Aug 2018	Retail	S$745k	344 sqft	$2,163
Aug 2018	Retail	S$745k	398 sqft	$1,871
Sept 2015	Retail	S$1.40M	398 sqft	$3,515

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 Cuppage Plaza rent for?

Key takeawayNo rent is published for Cuppage Plaza itself. On its street, Koek Road, retail space rented at a median of $11.21 psf a month in 2026Q3, with the middle half of leases between $10.30 and $11.90. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Koek Road

Street level · 2026Q3

25th pct

$10.30

$110.82 psm

Median

$11.21

$120.61 psm

75th pct

$11.90

$128.13 psm

S$ per sq ft per month · median +4.7% on a year earlier

2023Q4 · $90.40 psm2026Q3 · $120.61 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 9 retail

Region band · 2026Q3

25th pct

$9.24

$99.43 psm

Median

$11.90

$128.12 psm

75th pct

$17.57

$189.09 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 9 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 Cuppage Plaza

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

CBRE, 2Q 2026

Prime retail (Orchard): Capital value S$8,200 psf · Net yield 4.8%
Orchard Road: Rent S$38.90 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Orchard: Rent S$36.58 psf/mth · Vacancy 7.1% (1Q 2026) · Planned / under construction 0.13m 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 Cuppage Plaza

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 18 units for rent; 7 units for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 5 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 Cuppage Plaza?

Key takeawayURA has approved 56 changes of use at Cuppage Plaza since 2000, most recently in 2026, and refused 10. 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.

9 Jul 2026RenewedFloor B1
Continued use as nightclub
Continued use of units #B1-XX, #B1-XX, #B1-XX & #B1-XX as nightclub
13 May 2026ApprovedFloor 1
Change of use to restaurant
Proposed change of use of units #01-XX, #01-XX & #01-XX to restaurant
1 Dec 2025ApprovedFloor 4
Change of use to restaurant
Proposed change of use of units #04-XX & #04-XX to restaurant
5 Sept 2025RenewedFloor 4
Continued use as karaoke lounge
Continued use of unit #04-XX as karaoke lounge at cuppage plaza
15 Aug 2025ApprovedFloor 3
Change of use to amusement centre
Proposed change of use of units #03-XX, #03-XX, #03-XX, #03-XX & #03-XX to amusement centre
6 May 2025RenewedFloor 3
Continued use as nightclub
Continued use of the units #03-XX as nightclub at cuppage plaza
14 Jan 2025RenewedFloor 3
Continued use as nightclub
Continued use of unit #03-XX as nightclub
8 Jan 2025RefusedFloor 2
Change of use to massage establishment
Proposed change of use of units #02-XX & #02-XX to massage establishment
17 Dec 2024ApprovedFloor B1
Change of use to restaurant
Proposed change of use of unit #B1-XX to restaurant
28 Nov 2024ApprovedFloor 6
Change of use to restaurant
Proposed change of use of unit #06-XX to restaurant
26 Nov 2024Agency worksFloor 1
Change of use to laundromat
Lodgment for proposed use of units #01-XX, #01-XX & #01-XX as laundromat
18 Nov 2024RefusedFloor 6
Change of use to restaurant & bar
Proposed change of use of unit #06-XX to restaurant & bar

78 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 Koek 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 Cuppage Plaza?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 9 retail

Gross yield (area)

3.2%

2.9% net of property tax

Rent side (median of bands)

$128.12 psm/mo

2026Q3

Price side (strata, 5y)

$4,434 psf

190 sales

An INDICATIVE AREA yield for District 9 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 9 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$101.79	$127.98	$144.93
B1 & Below · 30 & Below	$231.82	$392.95	$544.95
Level 2 & 3 · 30 & Below	$97.06	$128.26	$157.50
Level 1 · 30 & Below	$131.15	$157.04	$196.05
Level 1 · >30 - 100	$112.35	$161.16	$217.81
Level 2 & 3 · >30 - 100	$91.89	$118.41	$156.35
Level 4 & Above · >30 - 100	$81.28	$100.52	$133.94
B1 & Below · >30 - 100	$155.98	$328.55	$492.13

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 Cuppage Plaza right now?

Key takeaway25 units are currently listed at Cuppage Plaza — 7 for sale and 18 for rent. One row per unit; several agents often market the same unit.

For sale (7)

Cuppage PlazaS$2k · 200 sqft
Cuppage Plaza2 agentsS$3.20M · 1,151 sqft
Cuppage Plaza2 agentsS$2.18M · 732 sqft
Cuppage PlazaS$1.20M · 312 sqft

For rent (18)

Cuppage PlazaS$3k/mo · 282 sqft
Cuppage PlazaS$3k/mo · 420 sqft
Cuppage PlazaS$4k/mo · 280 sqft
Cuppage Plaza3 agentsS$19k/mo · 2,680 sqft

Browse every listing at this building →

What is near Cuppage Plaza?

Key takeawayThe nearest MRT/LRT is Somerset MRT, about 267 m away — and 2 competing retail premisess operate nearby.

Getting around

Somerset MRT267 m · ~4 min

Amenities nearby

Hotel · 32 mDr Chan Peng Mun Clinic & Surgery · 73 mPlace Of Worship · 109 mOrchard Plaza · 143 mPenang Rd Os · 213 mSomerset MRT Exit D · 225 mEducational Institution · 569 mMount Elizabeth Hospital · 698 mCairnhill Community Club · 955 m

Competing premises nearby

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

The Centrepoint · 109 mCold Storage Singapore (1983) Pte Ltd · 430 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Cuppage Plaza

Key takeawayThe nearest station is Somerset (NS23), 225 m away — a busy station, with about 66,000 taps in and out on an average weekday. 18 public car parks are within 500 m; the cheapest URA season parking nearby is S$80 a month.

Foot traffic: busier than 71% of retail buildings

nearest MRT/LRT Somerset (NS23) 225 m, about 66,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 5, about 22,000 taps a weekday; Orchard: 44,871 resident workers (Census 2020, by workplace); about 17,000 residents within 1 km (June 2026); 15 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

Somerset (NS23)225 m · about 66,000 weekday taps
Dhoby Ghaut (NS24 / NE6 / CC1)517 m · about 64,000 weekday taps
Orchard (TE14 / NS22)918 m · about 122,000 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 Cuppage Plaza. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with about 22,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Orchard Point (development car park)73 m
rates not published as open data
Centrepoint (development car park)110 m
rates not published as open data
Orchard Central (development car park)177 m
rates not published as open data
Emerald Hill Rd (URA)184 m
S$1.20 per half-hour at midday on a weekday · 35 car lots
Concorde Hotel (development car park)202 m
rates not published as open data

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

Who's registered at Cuppage Plaza?

Key takeaway82 live companies (and LLPs and branches; sole proprietors are not counted) list Cuppage Plaza as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
37
Arts, entertainment and recreation
19
Other services
8
Wholesale and retail trade
6
Professional, scientific and technical services
5
Administrative and support services
2
Health and social services
2
Financial and insurance
1
Information and communications
1
Real estate
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.

What is Cuppage Plaza's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 321 kWh/m²·yr

Frequently asked questions about Cuppage Plaza

Where is Cuppage Plaza?⌄

Cuppage Plaza is at 5 Koek Road, Singapore 228796, in the Orchard planning area.

What is Cuppage Plaza zoned as?⌄

Cuppage Plaza sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.9.

What is the tenure of Cuppage Plaza?⌄

Cuppage Plaza is leasehold. About 52 years remain on the lease.

What have units at Cuppage Plaza sold for?⌄

Across 32 recorded transactions, the median price is S$2,169 psf. The latest was in March 2026.

What is the nearest MRT station to Cuppage Plaza?⌄

Somerset MRT is the closest, 266 m away (about a 4-minute walk).

How many businesses are registered at Cuppage Plaza?⌄

120 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

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Read the figures right

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

Total units: the strata units in the building's MCST (BCA's register) — strata lots, not tenancies; a single-owner building can be one lot. Units with a recorded sale (URA caveats) are a separate figure.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

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, LTA DataMall car parks, 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.