CommercialCIVIC & COMMUNITY INSTITUTIONDistrict 1 · Downtown Core

Esplanade Mall

Reviewed by Nathan TangUpdated 8 November 2026

Quick Summary

Esplanade Mall is a commercial building in District 1 · Downtown Core, on land zoned CIVIC & COMMUNITY INSTITUTION under the URA Master Plan. 3 units are currently listed for rent. ACRA records 17 live company registrations at this address.

The facts are here — now get the verdict on Esplanade Mall.

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What are the key facts about Esplanade Mall?

Key takeawayEsplanade Mall is a commercial building in District 1 · Downtown Core, zoned CIVIC & COMMUNITY INSTITUTION.

Asset class: Commercial
Land-use zone: CIVIC & COMMUNITY INSTITUTION
Gross plot ratio: Subject to Evaluation
Tenure: Not on record
District / Area: District 1 · Downtown Core
Address: 8 Raffles Avenue
Land area: 49,257 sqm
Completed: Not on record
Storeys: 4 (© OpenStreetMap contributors)
Submarket: City Hall / Bugis
Transactions on record: None recorded
Live listings: 3
ACRA registrations: 17

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 Esplanade Mall

Esplanade Mall is a mixed-use building in Downtown Core (District 01). It is located along Raffles Avenue, Singapore 039802.

Under the URA Master Plan it sits on land zoned civic & community institution. It lies inside the Central Area.

It occupies roughly 49,257 sqm of land with about 108,983 sqm of gross floor area.

27 businesses are currently registered at this address with ACRA.

The nearest MRT is Esplanade MRT, 519 m away (about a 8-minute walk). The closest bus stop (The Esplanade) is 131 m away (about a 2-minute walk). Marina Square is 450 m away (about a 7-minute walk).

What is Esplanade Mall zoned as?

Key takeawayEsplanade Mall sits on land zoned CIVIC & COMMUNITY INSTITUTION, inside the Central Area.

Land-use zone: CIVIC & COMMUNITY INSTITUTION
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 Do not quote a plot ratio, and do not compute buildable GFA from it.

BCA-verified envelope: built 106,584 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 does space at Esplanade Mall rent for?

Key takeawayNo rent is published for Esplanade Mall itself. On its street, Raffles Avenue, retail space rented at a median of $7.10 psf a month in 2024Q1. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Raffles Avenue

Street level · 2024Q1

25th pct

—

— psm

Median

$7.10

$76.44 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median +2.2% on a year earlier

2021Q2 · $92.32 psm2024Q1 · $76.44 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 1 retail

Region band · 2026Q3

25th pct

$8.23

$88.64 psm

Median

$10.02

$107.81 psm

75th pct

$15.92

$171.42 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 1 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 Esplanade Mall

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 Esplanade Mall

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 3 units for rent.

Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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 Esplanade Mall?

Key takeawayURA has approved 23 changes of use at Esplanade Mall since 2000, most recently in 2026. 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.

24 Sept 2026ApprovedFloor 1
Change of use to office
Proposed change of use of unit #01-XX to office at esplanade mall
6 Aug 2026ApprovedFloor 1
Change of use to restaurant and bar
Proposed change of use of unit #01-XX to restaurant and bar at esplanade mall
17 Jul 2025ApprovedFloor 2
Change of use to restaurant
Proposed change of use of unit #02-XX to restaurant at esplanade mall
29 Aug 2024ApprovedFloor 2
Change of use to office
Proposed change of use of unit #02-XX to office at esplanade mall
12 Aug 2024Approved
Additions & alterations
Proposed amendment to the approved addition and alteration works and change of use of the existing roof terrace to a restaurant and bar at 4th storey of esplanade - theatres on the bay
15 Jul 2024ApprovedFloor 4
Change of use to existing restaurant and bar
Proposed addition of live entertainment to existing restaurant and bar (approved on tp till 19-04-2027) at #04-XX of esplanade mall
19 Apr 2024Approved
Additions & alterations
Proposed addition and alteration works and change of use of the existing roof terrace to a restaurant and bar at 4th storey of esplanade - theatres on the bay
1 Dec 2023ApprovedFloor 2
Change of use: office and restaurant → music studio
Proposed change of use of unit #02-XX from office and restaurant to music studio at esplanade mall
2 Oct 2023Approved
Additions & alterations
Proposed additions & alterations and change of use to part of 3rd storey of esplanade mall
25 Apr 2023ApprovedFloor 2
Change of use: restaurant → bar/pub
Proposed change of use of unit #02-XX from restaurant to bar/pub at esplanade mall
1 Mar 2022ApprovedFloor 2
Change of use to gym/fitness centre
Proposed change of use of unit #02-XX to gym/fitness centre at esplanade mall
27 Dec 2021Approved
Additions & alterations
Proposed amendment to approved additions and alterations by converting part of the existing roof terrace to a restaurant cum bar at 4th storey of esplanade-theatres on the bay on lot 00299x ts10 at 8 raffles avenue singapore 038982 (downtown core planning area)

17 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).

What do commercial rents run near Esplanade Mall?

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

Indicative area yield — District 1 retail

Gross yield (area)

3.4%

3.0% net of property tax

Rent side (median of bands)

$107.81 psm/mo

2026Q3

Price side (strata, 5y)

$3,561 psf

90 sales

An INDICATIVE AREA yield for District 1 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 1 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$82.69	$99.35	$120.39
Level 1 · 30 & Below	$172.73	$245.52	$332.57
B1 & Below · 30 & Below	$87.33	$172.91	$321.72
Level 2 & 3 · >30 - 100	$77.43	$95.09	$183.52
Level 1 · >30 - 100	$106.77	$168.33	$217.05
B1 & Below · >30 - 100	$117.40	$198.29	$365.38
Level 1 · >100 - 300	$115.69	$148.57	$187.43
B1 & Below · >100 - 300	$148.73	$233.33	$396.56

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 Esplanade Mall right now?

Key takeaway3 units are currently listed at Esplanade Mall. One row per unit; several agents often market the same unit.

For rent (3)

Esplanade MallS$20k/mo · 1,484 sqft
Retail / F&B / Commercial along Esplanade / Marina Bay2 agentsS$23k/mo · 1,701 sqft
Esplanade MallS$25k/mo · 1,784 sqft

Browse every listing at this building →

What is near Esplanade Mall?

Key takeawayThe nearest MRT/LRT is Esplanade MRT, about 519 m away.

Getting around

Esplanade MRT519 m · ~8 min

Amenities nearby

The Esplanade · 131 mHotel · 198 mEsplanade Pk · 236 mRafflesMedical (Marina Square) · 284 mEsplanade MRT Exit D · 400 mEpicurean Concepts Marina Square Pte. Ltd. · 450 mMarina Square · 450 mPlace Of Worship · 500 mMarket Street Hawker Centre · 851 mEducational Institution · 855 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Esplanade Mall

Key takeawayThe nearest station is Esplanade (CC3), 400 m away — a quiet station, with about 15,000 taps in and out on an average weekday. 3 public car parks are within 500 m.

Foot traffic: busier than 49% of retail buildings

nearest MRT/LRT Esplanade (CC3) 400 m, about 15,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 5, about 5,440 taps a weekday; Downtown Core: 284,004 resident workers (Census 2020, by workplace); about 1,052 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

Esplanade (CC3)400 m · about 15,000 weekday taps
City Hall (NS25 / EW13)538 m · about 91,000 weekday taps
Raffles Place (EW14 / NS26)616 m · about 133,000 weekday taps
Promenade (CC4 / DT15)630 m · about 45,000 weekday taps
Bayfront (CC34 / DT16)809 m · about 56,000 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 Esplanade Mall. Transfers between lines don't tap, so interchanges read low.

Bus

5 bus stops within 400 m, with 5,440 boardings and alightings on an average weekday.

Public car parks within 500 m

Esplanade (development car park)120 m
rates not published as open data
Marina Square (development car park)295 m
rates not published as open data
National Gallery (development car park)467 m
rates not published as open data

Nearest URA season parking: Kampong Glam Area, 1.4 km away, S$125/month.

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

Who's registered at Esplanade Mall?

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

Accommodation and food services
5
Wholesale and retail trade
3
Information and communications
3
Professional, scientific and technical services
2
Manufacturing
2
Education
1
Administrative and support services
1
Financial and insurance
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. ACRA, as of 2026-09-16.

What is Esplanade Mall's BCA building profile?

BCA building type: Retail
Green Mark: Platinum (2018)
Energy use intensity: 264 kWh/m²·yr

Frequently asked questions about Esplanade Mall

Where is Esplanade Mall?⌄

Esplanade Mall is at 8 Raffles Avenue, Singapore 039802, in the Downtown Core planning area.

What is Esplanade Mall zoned as?⌄

Esplanade Mall sits on land zoned civic & community institution under the URA Master Plan.

Have there been any recorded transactions at Esplanade Mall?⌄

No caveats have been lodged for Esplanade Mall 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 Esplanade Mall?⌄

Esplanade MRT is the closest, 519 m away (about a 8-minute walk).

How many businesses are registered at Esplanade Mall?⌄

27 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.

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.

Approved for a new building: the year URA approved the latest new erection or redevelopment here. An APPROVAL year, not a completion year — never state it as the building's age.

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.

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

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 PropKaki's submarket map, URA planning decisions, LTA DataMall car parks, 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.