CommercialCOMMERCIAL999-year leaseholdDistrict 7 · Downtown Core

Heap Meng House

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2008

Quick Summary

Heap Meng House is a commercial building in District 7 · Downtown Core, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.2. It is 999-year leasehold. 1 transaction is on record since 1995, most recently in Apr 2008. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on Heap Meng House.

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What are the key facts about Heap Meng House?

Key takeawayHeap Meng House is a commercial building in District 7 · Downtown Core, zoned COMMERCIAL, held 999-year leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Tenure: 999-year leasehold
District / Area: District 7 · Downtown Core
Address: 85 Beach Road
Land area: 178 sqm
Completed: Not on record
Storeys: 6 (© OpenStreetMap contributors)
Submarket: City Hall / Bugis
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 3

About Heap Meng House

Heap Meng House is a mixed-use building in Downtown Core (District 07). It is located along Beach Road, Singapore 189694.

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 999-year leasehold, with about 800 years remaining on the lease. It occupies roughly 178 sqm of land with about 748 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$3,853 psf. The most recent was in April 2008.

4 businesses are currently registered at this address with ACRA.

The nearest MRT is Bugis MRT, 367 m away (about a 6-minute walk). The closest bus stop (Opp Shaw Twrs) is 36 m away (about a 1-minute walk). Bugis Junction is 242 m away (about a 4-minute walk).

What is Heap Meng House zoned as?

Key takeawayHeap Meng House 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 748 sqm · built 845 sqm · headroom -97 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 Heap Meng House sold for?

Key takeaway1 transaction is on record since 1995, most recently in Apr 2008 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2008	Office	S$8.00M	2,076 sqft	$3,853

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 Heap Meng House rent for?

Key takeawayNo rent is published for Heap Meng House itself. On its street, Beach Road, office space rented at a median of $6.34 psf a month in 2026Q3, with the middle half of leases between $4.53 and $7.80. That is not this building's own rent, and never a quote for a particular unit.

Office space on Beach Road

Street level · 2026Q3

25th pct

$4.53

$48.81 psm

Median

$6.34

$68.23 psm

75th pct

$7.80

$83.96 psm

S$ per sq ft per month · median +5.2% on a year earlier

2023Q4 · $75.37 psm2026Q3 · $68.23 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 Beach Road

Street level · 2026Q3

25th pct

$5.08

$54.71 psm

Median

$6.97

$75.04 psm

75th pct

$9.18

$98.77 psm

S$ per sq ft per month · median -5.1% on a year earlier

2023Q4 · $80.00 psm2026Q3 · $75.04 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 Heap Meng House

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

CBRE, 2Q 2026

Fringe CBD: Vacancy 7.2%

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

City Hall / Marina Centre: Rent S$11.36 psf/mth · Vacancy 3.2% · Planned / under construction 0.00m sq ft
Bugis: Rent S$12.12 psf/mth · Vacancy 11.9% · Planned / under construction 0.56m 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 Heap Meng House?

Key takeawayURA has approved 1 change of use at Heap Meng House since 2000, most recently in 2008. 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.

4 Dec 2009Approved
Additions & alterations
Proposed change of use and additions and alterations to the existing 6-storey commercial building to a hotel with a restaurant at 1st storey
4 Jun 2008Approved
Change of use: shop → eating house
Proposed change of use of 1st & 2nd storey from shop to eating house
7 May 2008Refused
Additions & alterations
Proposed change of use and additions and alterations to the existing 6-storey commercial building (comprising restaurants at 1st to 3rd storeys and offices at 4th to 6th storeys) to a hotel
13 Dec 2002Approved
Additions & alterations
Proposed additions & alterations to the existing 6-storey shop/office building & change of use of 1st & 2nd storey from shop to eating house
9 May 2002Approved
Additions & alterations
Proposed additions & alterations to existing 6-storey shops/residential building and change of use from 3rd storey to 6th storey from residential to ofofice
12 Mar 2002Refused
Additions & alterations
Proposed additions & alterations to existing 6-storey shops/residential building and change of use from 3rd storey to 6th storey from residential to office

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 Beach Road price?

Key takeawayAcross 87 strata sales on Beach Road in the last 5 years, the median is $1,634 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,634

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

What do commercial rents run near Heap Meng House?

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 near Heap Meng House?

Key takeawayThe nearest MRT/LRT is Bugis MRT, about 367 m away.

Getting around

Bugis MRT367 m · ~6 min

Amenities nearby

Opp Shaw Twrs · 36 mHotel · 90 mBugis MRT Exit D · 203 mBugis Junction · 242 mDTAP @ Duo Medical Clinic · 279 mCold Storage Singapore (1983) Pte Ltd · 290 mPlace Of Worship · 350 mEducational Institution · 417 mRaffles Hospital · 445 mAlbert Centre Market & Food Centre · 506 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Heap Meng House

Key takeawayThe nearest station is Bugis (EW12 / DT14), 193 m away — one of the busiest stations, with about 109,000 taps in and out on an average weekday. 15 public car parks are within 500 m.

Foot traffic: busier than 82% of office buildings

nearest MRT/LRT Bugis (EW12/DT14) 193 m, about 109,000 taps a weekday; 8 more stations within 1 km; bus stops within 400 m: 21, about 37,000 taps a weekday; Downtown Core: 284,004 resident workers (Census 2020, by workplace); about 9,585 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

Bugis (EW12 / DT14)193 m · about 109,000 weekday taps
Esplanade (CC3)419 m · about 15,000 weekday taps
Promenade (CC4 / DT15)538 m · about 45,000 weekday taps
Bras Basah (CC2)587 m · about 10,000 weekday taps
City Hall (NS25 / EW13)601 m · about 91,000 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 Heap Meng House. Transfers between lines don't tap, so interchanges read low.

Bus

21 bus stops within 400 m, with about 37,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Liang Seah St (URA)92 m
S$1.20 per half-hour at midday on a weekday · 45 car lots
Backlane (Purvis St) (URA)133 m
Purvis St (URA)178 m
S$1.20 per half-hour at midday on a weekday · 43 car lots
Backlane (Seah St) (URA)246 m
Seah St (URA)249 m
S$1.20 per half-hour at midday on a weekday · 8 car lots

Nearest URA season parking: Kampong Glam Area, 626 m away, S$125/month.

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

Who's registered at Heap Meng House?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list Heap Meng House as their registered address. These are registered businesses, not who occupies the space.

Accommodation and food services
2
Financial and insurance
1
Wholesale and retail trade
0
Professional, scientific and technical services
0
Other 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 Heap Meng House's BCA building profile?

BCA building type: Hotel
Green Mark: NA (NA)
Energy use intensity: 363 kWh/m²·yr

Frequently asked questions about Heap Meng House

Where is Heap Meng House?⌄

Heap Meng House is at 85 Beach Road, Singapore 189694, in the Downtown Core planning area.

What is Heap Meng House zoned as?⌄

Heap Meng House sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of Heap Meng House?⌄

Heap Meng House is 999-year leasehold. About 800 years remain on the lease.

What have units at Heap Meng House sold for?⌄

Across 1 recorded transaction, the median price is S$3,853 psf. The latest was in April 2008.

What is the nearest MRT station to Heap Meng House?⌄

Bugis MRT is the closest, 367 m away (about a 6-minute walk).

How many businesses are registered at Heap Meng House?⌄

4 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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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.

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, 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.