CommercialCOMMERCIALConservationFreeholdDistrict 15 · Geylang

Fragrance Centre

Reviewed by Nathan TangUpdated 8 November 2026Data through May 2009

Quick Summary

Fragrance Centre is a commercial building in District 15 · 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 May 2009. ACRA records 9 live company registrations at this address.

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

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What are the key facts about Fragrance Centre?

Key takeawayFragrance Centre is a commercial building in District 15 · Geylang, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 15 · Geylang
Address: 101 Joo Chiat Road
Land area: 149 sqm
Completed: Not on record
Storeys: Not on record
Strata units (MCST): 7
Strata formed: 2003 (MCST 2767)
Submarket: City Fringe
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 9

About Fragrance Centre

Fragrance Centre is a commercial building in Geylang (District 15). It is located along Joo Chiat Road, Singapore 427395.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold. It occupies roughly 149 sqm of land with about 447 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$665 psf. The most recent was in May 2009.

10 businesses are currently registered at this address with ACRA.

The nearest MRT is Eunos MRT, 782 m away (about a 12-minute walk). The closest bus stop (Aft Tembeling Rd) is 147 m away (about a 2-minute walk). Kinex is 518 m away (about a 8-minute walk).

What is Fragrance Centre zoned as?

Key takeawayFragrance Centre sits on land zoned COMMERCIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Conservation area: Joo Chiat

Run the full zoning report for this building →

What has Fragrance Centre sold for?

Key takeaway1 transaction is on record since 1995, most recently in May 2009 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
May 2009	Office	S$2.90M	4,359 sqft	$665

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 Centre rent for?

Key takeawayNo rent is published for Fragrance Centre itself. On its street, Joo Chiat Road, office space rented at a median of $5.52 psf a month in 2026Q3, with the middle half of leases between $5.17 and $6.19. That is not this building's own rent, and never a quote for a particular unit.

Office space on Joo Chiat Road

Street level · 2026Q3

25th pct

$5.17

$55.63 psm

Median

$5.52

$59.38 psm

75th pct

$6.19

$66.65 psm

S$ per sq ft per month · median -0.4% on a year earlier

2023Q4 · $68.64 psm2026Q3 · $59.38 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 Joo Chiat Road

Street level · 2026Q3

25th pct

$3.85

$41.47 psm

Median

$5.56

$59.88 psm

75th pct

$6.47

$69.67 psm

S$ per sq ft per month

2023Q1 · $71.81 psm2026Q3 · $59.88 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 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 Centre

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.

What's been approved at Fragrance Centre?

Key takeawayURA has approved 1 change of use at Fragrance Centre 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.

7 Nov 2023ApprovedFloor 4
Change of use to commercial school
Proposed change of use of units #04-XX and #04-XX to commercial school
20 May 2009Refused
Additions & alterations
Outline application for prop a/a and change of use of the existing 4-sty commercial building into a hotel
7 May 2008Refused
Additions & alterations
Proposed additions & alterations and change of use of existing 4-storey commercial building comprising of shop at 1st storey & offices above with roof terrace/roof garden to backpackers' hostel (100 beds)
10 Nov 2003Refused
Additions & alterations
Outline application for proposed additions & alterations and change of use to the existing 4-storey office building with shop at 1st storey and roof terrace to hotel (total:30 rooms)
10 Jan 2003Refused
Additions & alterations
Propose outline application for a/a & c/u of the approved 4 storey commercial building comprising of shop at 1st storey and offices( total 6 units) above with roof terrace to boarding house( 26 guestrooms)

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 Joo Chiat Road price?

Key takeawayAcross 63 strata sales on Joo Chiat Road in the last 5 years, the median is $1,931 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,931

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

What do commercial rents run near Fragrance Centre?

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

Indicative area yield — District 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 Centre?

Key takeawayThe nearest MRT/LRT is Eunos MRT, about 782 m away.

Getting around

Eunos MRT782 m · ~12 min

Amenities nearby

Place Of Worship · 24 mAft Tembeling Rd · 147 mNTUC Fairprice Co-operative Ltd · 191 mGP@Joo Chiat Clinic · 192 mHotel · 257 mJoo Chiat Terrace Pk · 267 mEducational Institution · 316 mGeylang Serai Market · 337 mGeylang Serai Community Club · 392 mKinex · 518 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Fragrance Centre

Key takeawayThe nearest station is Eunos (EW7), 723 m away — a moderately busy station, with about 31,000 taps in and out on an average weekday. 31 public car parks are within 500 m.

Foot traffic: busier than 13% of office buildings

nearest MRT/LRT Eunos (EW7) 723 m, about 31,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 4, about 8,860 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 37,000 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)723 m · about 31,000 weekday taps
Paya Lebar (EW8 / CC9)812 m · about 95,000 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 Centre. Transfers between lines don't tap, so interchanges read low.

Bus

4 bus stops within 400 m, with 8,860 boardings and alightings on an average weekday.

Public car parks within 500 m

Joo Chiat Terrace (URA)45 m
S$0.60 per half-hour at midday on a weekday · 14 car lots
Onan Rd - Joo Chiat Rd Off St (URA)91 m
S$0.60 per half-hour at midday on a weekday · 20 car lots
Crane Rd (URA)115 m
S$0.60 per half-hour at midday on a weekday · 4 car lots
Service Rd (Onan Rd) (URA)121 m
S$0.60 per half-hour at midday on a weekday · 2 car lots
Blk 2 Joo Chiat Road (HDB)158 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 220 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: Tanjong Katong Rd Off St, 868 m away, S$90/month.

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

Who's registered at Fragrance Centre?

Key takeaway9 live companies (and LLPs and branches; sole proprietors are not counted) list Fragrance Centre as their registered address. These are registered businesses, not who occupies the space.

Construction
4
Administrative and support services
4
Wholesale and retail trade
1
Professional, scientific and technical services
0
Manufacturing
0
Transportation and storage
0
Financial and insurance
0
Education
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.

Frequently asked questions about Fragrance Centre

Where is Fragrance Centre?⌄

Fragrance Centre is at 101 Joo Chiat Road, Singapore 427395, in the Geylang planning area.

What is Fragrance Centre zoned as?⌄

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

What is the tenure of Fragrance Centre?⌄

Fragrance Centre is freehold.

Is Fragrance Centre a conserved property?⌄

Yes. Fragrance Centre falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Fragrance Centre sold for?⌄

Across 1 recorded transaction, the median price is S$665 psf. The latest was in May 2009.

What is the nearest MRT station to Fragrance Centre?⌄

Eunos MRT is the closest, 782 m away (about a 12-minute walk).

How many businesses are registered at Fragrance Centre?⌄

10 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.

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.

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.

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.

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 — 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.