CommercialCOMMERCIALLeaseholdDistrict 7 · Rochor

Fu Lu Shou Complex

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2025

Quick Summary

Fu Lu Shou Complex 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 53 years remaining. 135 transactions are on record since 1995, at a median S$1,435 psf, most recently in Sept 2025. 14 units are currently listed for sale or rent. ACRA records 142 live company registrations at this address.

The facts are here — now get the verdict on Fu Lu Shou Complex.

Ask PropKaki

What are the key facts about Fu Lu Shou Complex?

Key takeawayFu Lu Shou Complex 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: 149 Rochor Road
Land area: 3,880 sqm
Completed: Not on record
Storeys: 5 (© OpenStreetMap contributors)
Strata units (MCST): 160
Strata formed: 1985 (MCST 0958)
Submarket: City Fringe
Units with a recorded sale: At least 94
Listed as: Mall Shop, Shop / Shophouse, Other Retail
Transactions on record: 135 (records start 1995)
Live listings: 14
ACRA registrations: 142

About Fu Lu Shou Complex

Fu Lu Shou Complex is a commercial building in Rochor (District 07). It is located along Rochor Road, Singapore 188425.

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 53 years remaining on the lease. It occupies roughly 3,880 sqm of land with about 16,296 sqm of gross floor area.

135 transactions have been recorded here, at a median of S$1,435 psf. The most recent was in September 2025.

249 businesses are currently registered at this address with ACRA.

The nearest MRT is Bugis MRT, 170 m away (about a 3-minute walk). The closest bus stop (Fu Lu Shou Cplx) is 26 m away (about a 0-minute walk).

What is Fu Lu Shou Complex zoned as?

Key takeawayFu Lu Shou Complex 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

BCA-verified envelope: allowable GFA 16,296 sqm · built 16,747 sqm · headroom -451 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 Fu Lu Shou Complex sold for?

Key takeawayAcross 135 recorded transactions since 1995, the median price is about S$818k, most recently in Sept 2025.

Date	Use	Price	Area	PSF
Sept 2025	Retail	S$1.50M	301 sqft	$4,977
Apr 2025	Retail	S$1.53M	237 sqft	$6,482
Feb 2025	Retail	S$1.39M	549 sqft	$2,538
Jan 2025	Retail	S$1.08M	431 sqft	$2,508
Jun 2024	Retail	S$869k	226 sqft	$3,844
Jun 2024	Retail	S$900k	237 sqft	$3,801
May 2024	Retail	S$1.24M	538 sqft	$2,302
Jun 2023	Retail	S$1.80M	431 sqft	$4,181
Nov 2022	Retail	S$1.56M	398 sqft	$3,917
Apr 2022	Retail	S$680k	215 sqft	$3,159

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 Fu Lu Shou Complex rent for?

Key takeawayNo rent is published for Fu Lu Shou Complex itself. On its street, Rochor Road, retail space rented at a median of $9.14 psf a month in 2026Q3, with the middle half of leases between $6.94 and $10.62. That is not this building's own rent, and never a quote for a particular unit.

Retail space on Rochor Road

Street level · 2026Q3

25th pct

$6.94

$74.66 psm

Median

$9.14

$98.39 psm

75th pct

$10.62

$114.29 psm

S$ per sq ft per month · median -16.9% on a year earlier

2023Q4 · $128.95 psm2026Q3 · $98.39 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 Fu Lu Shou Complex

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 Fu Lu Shou Complex

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 13 units for sale.

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.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 2 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 Fu Lu Shou Complex?

Key takeawayURA has approved 47 changes of use at Fu Lu Shou Complex since 2000, most recently in 2026, and refused 3. 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.

13 Jan 2026ApprovedFloor 5
Change of use to medical clinic
Proposed change of use of unit #05-XX to medical clinic
20 Nov 2025RefusedFloor 1
Change of use to karaoke lounge
Proposed change of use of unit #01-XX to karaoke lounge
25 Oct 2025ApprovedFloor 1
Change of use to karaoke lounge
Proposed change of use of unit #01-XX to karaoke lounge
25 Oct 2025ApprovedFloor 1
Change of use to karaoke lounge
Proposed change of use of unit #01-XX of fu lu shou complex to karaoke lounge
25 Oct 2025ApprovedFloor 2
Change of use to karaoke lounge
Proposed change of use of unit #02-XX to karaoke lounge
24 Oct 2025ApprovedFloor 2
Change of use to karaoke lounge
Proposed change of use of unit #02-XX of fu lu shou complex to karaoke lounge
24 Oct 2025ApprovedFloor B1
Change of use to karaoke lounge
Proposed change of use of unit #B1-XX of fu lu shou complex to karaoke lounge
22 Sept 2025RenewedFloor 2
Continued use as massage establishment
Continued use of unit #02-XX as massage establishment
10 Sept 2025ApprovedFloor 1
Change of use to karaoke lounge
Proposed change of use of units #01-XX and #01-XX to karaoke lounge
5 Sept 2025ApprovedFloor 5
Change of use to massage establishment
Proposed change of use of unit #05-XX of fu lou shou complex to massage establishment
12 Aug 2025ApprovedFloor B1
Change of use to karaoke lounge
Proposed change of use of unit #B1-XX to karaoke lounge
12 Jun 2025RenewedFloor 2
Continued use as massage establishment
Continued use of unit #02-XX as massage establishment

95 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 Rochor Road price?

Key takeawayAcross 11 strata sales on Rochor Road in the last 5 years, the median is $3,801 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,801

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

What do commercial rents run near Fu Lu Shou Complex?

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 Fu Lu Shou Complex right now?

Key takeaway14 units are currently listed at Fu Lu Shou Complex — 13 for sale and 1 for rent. One row per unit; several agents often market the same unit.

For sale (13)

Fu Lu Shou ComplexS$1.48M · 470 sqft
Fu Lu Shou ComplexS$1.58M · 290 sqft
Fu Lu Shou Complex2 agentsS$3.50M · 2,034 sqft
Fu Lu Shou ComplexS$2.00M · 463 sqft

For rent (1)

Fu Lu Shou Complex2 agentsS$6k/mo · 400 sqft

Browse every listing at this building →

What is near Fu Lu Shou Complex?

Key takeawayThe nearest MRT/LRT is Bugis MRT, about 170 m away — and 3 competing retail premisess operate nearby.

Getting around

Bugis MRT170 m · ~3 min

Amenities nearby

Lui Clinic · 13 mFu Lu Shou Cplx · 26 mEducational Institution · 63 mHotel · 148 mBugis MRT Exit A · 154 mPlace Of Worship · 162 mRaffles Hospital · 324 m

Competing premises nearby

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

Albert Centre Market & Food Centre · 66 mBugis+ · 213 mCold Storage Singapore (1983) Pte Ltd · 242 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Fu Lu Shou Complex

Key takeawayThe nearest station is Bugis (EW12 / DT14), 154 m away — one of the busiest stations, with about 109,000 taps in and out on an average weekday. 35 public car parks are within 500 m.

Foot traffic: busier than 95% of retail buildings

nearest MRT/LRT Bugis (EW12/DT14) 154 m, about 109,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 17, about 44,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 21,000 residents within 1 km (June 2026); 6 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

Bugis (EW12 / DT14)154 m · about 109,000 weekday taps
Rochor (DT13)324 m · about 22,000 weekday taps
Jalan Besar (DT22)387 m · about 21,000 weekday taps
Bencoolen (DT21)486 m · about 20,000 weekday taps
Bras Basah (CC2)628 m · about 10,000 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 Fu Lu Shou Complex. Transfers between lines don't tap, so interchanges read low.

Bus

17 bus stops within 400 m, with about 44,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 270/271 Albert Centre Basement Car Park (HDB)68 m
S$1.20 per half-hour at midday on a weekday · gantry 1.8 m · 91 car lots
Blk 269/269A/269B Cheng Yan Court Car Park (HDB)138 m
S$1.20 per half-hour at midday on a weekday · 32 car lots
Cheng Yan Place (URA)164 m
S$1.20 per half-hour at midday on a weekday · 4 car lots
Queen St (URA)191 m
S$1.20 per half-hour at midday on a weekday · 6 car lots
Bugis+ (development car park)199 m
rates not published as open data

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, 569 m away, S$100/month.

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

Who's registered at Fu Lu Shou Complex?

Key takeaway142 live companies (and LLPs and branches; sole proprietors are not counted) list Fu Lu Shou Complex as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
47
Other services
29
Financial and insurance
20
Professional, scientific and technical services
18
Education
6
Construction
5
Real estate
5
Manufacturing
4
Information and communications
3
Health and social services
2

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. Most registrations here are dead: this is a registered-office address (corporate secretaries), so the count says nothing about how busy the building is. ACRA, as of 2026-09-16.

What is Fu Lu Shou Complex's BCA building profile?

BCA building type: Retail
Green Mark: NA (NA)
Energy use intensity: 256 kWh/m²·yr

Frequently asked questions about Fu Lu Shou Complex

Where is Fu Lu Shou Complex?⌄

Fu Lu Shou Complex is at 149 Rochor Road, Singapore 188425, in the Rochor planning area.

What is Fu Lu Shou Complex zoned as?⌄

Fu Lu Shou Complex sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of Fu Lu Shou Complex?⌄

Fu Lu Shou Complex is leasehold. About 53 years remain on the lease.

What have units at Fu Lu Shou Complex sold for?⌄

Across 135 recorded transactions, the median price is S$1,435 psf. The latest was in September 2025.

What is the nearest MRT station to Fu Lu Shou Complex?⌄

Bugis MRT is the closest, 170 m away (about a 3-minute walk).

How many businesses are registered at Fu Lu Shou Complex?⌄

249 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.

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.

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, HDB car park information (data.gov.sg), 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.