CommercialCOMMERCIALFreeholdDistrict 14 · Geylang

Fragrance Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Oct 2019

Quick Summary

Fragrance Building is a commercial building in District 14 · Geylang, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 1 transaction is on record since 1995, most recently in Oct 2019. ACRA records 7 live company registrations at this address.

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

Ask PropKaki

What are the key facts about Fragrance Building?

Key takeawayFragrance Building is a commercial building in District 14 · Geylang, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 14 · Geylang
Address: 168 Changi Road
Land area: 680 sqm
Completed: Not on record
Storeys: Not on record
Submarket: City Fringe
Listed as: Office
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 7

About Fragrance Building

Fragrance Building is a commercial building in Geylang (District 14). It is located along Changi Road, Singapore 419730.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3.

The site is freehold. It occupies roughly 680 sqm of land with about 2,039 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$3,936 psf. The most recent was in October 2019.

7 businesses are currently registered at this address with ACRA.

The nearest MRT is Eunos MRT, 325 m away (about a 5-minute walk). The closest bus stop (Aft Lor 106 Changi) is 28 m away (about a 0-minute walk). Singpost Centre is 910 m away (about a 14-minute walk).

What is Fragrance Building zoned as?

Key takeawayFragrance Building sits on land zoned COMMERCIAL with a gross plot ratio of 3.0.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 2,040 sqm · built 1,671 sqm · headroom 369 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 Fragrance Building sold for?

Key takeaway1 transaction is on record since 1995, most recently in Oct 2019 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Oct 2019	Office	S$28.80M	7,317 sqft	$3,936

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 Fragrance Building rent for?

Key takeawayNo rent is published for Fragrance Building itself. On its street, Changi Road, office space rented at a median of $4.88 psf a month in 2026Q3, with the middle half of leases between $4.00 and $6.41. That is not this building's own rent, and never a quote for a particular unit.

Office space on Changi Road

Street level · 2026Q3

25th pct

$4.00

$43.10 psm

Median

$4.88

$52.50 psm

75th pct

$6.41

$68.97 psm

S$ per sq ft per month · median +0.1% on a year earlier

2023Q4 · $49.11 psm2026Q3 · $52.50 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 Changi Road

Street level · 2026Q3

25th pct

$5.56

$59.81 psm

Median

$6.40

$68.91 psm

75th pct

$7.44

$80.06 psm

S$ per sq ft per month · median +0.9% on a year earlier

2023Q4 · $68.42 psm2026Q3 · $68.91 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 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 Fragrance Building

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

CBRE, 2Q 2026

Decentralised: Vacancy 3.6%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Fringe (all grades): Rent S$7.83 psf/mth · Vacancy 2.5% · Planned / under construction 1.35m 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.

How fast units move at Fragrance Building

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 1 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 Fragrance Building?

Key takeawayURA has approved 7 changes of use at Fragrance Building since 2000, most recently in 2023. 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.

14 Feb 2025RenewedFloor 3
Continued use as childcare centre
Continued use of unit #03-XX as childcare centre
7 Mar 2023ApprovedFloor 3
Change of use to childcare centre
Proposed change of use of unit #03-XX to childcare centre
18 Nov 2022ApprovedFloor 1
Change of use to shop
Proposed change of use of unit #01-XX & #01-XX to shop (take-away food)
30 Nov 2021ApprovedFloor 5
Change of use to childcare centre
Proposed change of use of 5th storey office (#05-XX) to childcare centre
3 Sept 2021ApprovedFloor 1
Change of use to takeaway foodshop
Proposed change of use of units #01-XX and #01-XX to takeaway foodshop
25 Jul 2019RenewedFloor 1
Continued use as cafe
Continued use of 2 shops (units #01-XX and #01-XX) as cafe at the 1st storey of the existing 5-storey commercial building with attic and roof - fragrance building
18 Aug 2017Renewed
Continued use as cafe
Continued use of 2 shops as cafe at the 1st storey of the existing 5-storey commercial building with attic and roof
26 Apr 2017ApprovedFloor 3
Change of use to commercial school
Change of use of the 3rd storey unit #03-XX to commercial school
19 Jun 2015Renewed
Continued use as cafe
Continued use of 2 shops as cafe at the 1st storey of the existing 5-storey commercial building with attic and roof at 168 changi road
7 Aug 2013Approved
Additions & alterations
Proposed change of use of 2 shops to cafe (temporary permission) at the 1st storey of the existing 5-storey commercial building with attic and roof terrace
22 Feb 2010Approved
Change of use to child day-care centre
Change of use of 2nd storey office to child day-care centre
28 Dec 2002Approved
Change of use to tyre & battery shop
Prop continued use of the 1st sty shop as tyre & battery shop

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 Changi Road price?

Key takeawayAcross 80 strata sales on Changi Road in the last 5 years, the median is $1,913 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,913

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

What do commercial rents run near Fragrance 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 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 Fragrance Building?

Key takeawayThe nearest MRT/LRT is Eunos MRT, about 325 m away.

Getting around

Eunos MRT325 m · ~5 min

Amenities nearby

Aft Lor 106 Changi · 28 mGeylang Serai Clinic · 134 mPlace Of Worship · 137 mKampong Ubi Community Centre · 251 mEunos MRT Exit A · 292 mJoo Chiat Terrace Pk · 302 mEunos Polyclinic · 334 mBlk 4A Eunos Crescent · 415 mNTUC Fairprice Co-operative Ltd · 473 mEducational Institution · 490 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Fragrance Building

Key takeawayThe nearest station is Eunos (EW7), 292 m away — a moderately busy station, with about 31,000 taps in and out on an average weekday. 26 public car parks are within 500 m.

Foot traffic: busier than 19% of office buildings

nearest MRT/LRT Eunos (EW7) 292 m, about 31,000 taps a weekday; bus stops within 400 m: 7, about 21,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 38,000 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

Eunos (EW7)292 m · about 31,000 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 Fragrance Building. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with about 21,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor 106 Changi (URA)64 m
S$0.60 per half-hour at midday on a weekday · 4 car lots
Lor 104 Changi (URA)92 m
S$0.60 per half-hour at midday on a weekday · 11 car lots
Changi Rd (Joo Chiat R D - Still Rd) (URA)124 m
S$0.60 per half-hour at midday on a weekday · 61 car lots
Lor 105 Changi (URA)126 m
S$0.60 per half-hour at midday on a weekday · 2 car lots
Lor 107 Changi (URA)135 m
S$0.60 per half-hour at midday on a weekday · 11 car lots

Nearest URA season parking: Changi Road Area, 974 m away, S$90/month.

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

Who's registered at Fragrance Building?

Key takeaway7 live companies (and LLPs and branches; sole proprietors are not counted) list Fragrance Building as their registered address. These are registered businesses, not who occupies the space.

Education
3
Information and communications
1
Professional, scientific and technical services
1
Wholesale and retail trade
1
Financial and insurance
1
Accommodation and food services
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 Fragrance Building's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 132 kWh/m²·yr

Frequently asked questions about Fragrance Building

Where is Fragrance Building?⌄

Fragrance Building is at 168 Changi Road, Singapore 419730, in the Geylang planning area.

What is Fragrance Building zoned as?⌄

Fragrance Building sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Fragrance Building?⌄

Fragrance Building is freehold.

What have units at Fragrance Building sold for?⌄

Across 1 recorded transaction, the median price is S$3,936 psf. The latest was in October 2019.

What is the nearest MRT station to Fragrance Building?⌄

Eunos MRT is the closest, 325 m away (about a 5-minute walk).

How many businesses are registered at Fragrance Building?⌄

7 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

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

Ask what a unit here would fetch, what the zone allows, or how it compares.

Ask PropKaki Try on WhatsApp

PropKaki

Tell me about Fragrance Building — recent transactions, zoning and what's listed there.

Here's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.

Ask anything about Singapore property…

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.

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, URA car park data (URA Data Service), 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.