CommercialCOMMERCIALLeaseholdDistrict 7 · Rochor

Icb Enterprise House

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

Icb Enterprise House 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 47 years remaining. 16 transactions are on record since 1995, at a median S$690 psf, most recently in Sept 2026. 11 units are currently listed for sale or rent. ACRA records 60 live company registrations at this address.

The facts are here — now get the verdict on Icb Enterprise House.

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What are the key facts about Icb Enterprise House?

Key takeawayIcb Enterprise House 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: 116 Middle Road
Land area: —
Completed: Not on record
Storeys: 8 (© OpenStreetMap contributors)
Strata units (MCST): 29
Managing agent: ASIA PROPERTIES & ASSETS CONSULTANCY PTE LTD
Strata formed: 1981 (MCST 0515)
Submarket: City Fringe
Units with a recorded sale: At least 16
Listed as: Office
Transactions on record: 16 (records start 1995)
Live listings: 11
ACRA registrations: 60

About Icb Enterprise House

Icb Enterprise House is a commercial building in Rochor (District 07). It is located along Middle Road, Singapore 188972.

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 47 years remaining on the lease.

15 transactions have been recorded here, at a median of S$592 psf. The most recent was in October 2020.

70 businesses are currently registered at this address with ACRA.

The nearest MRT is Bugis MRT, 277 m away (about a 4-minute walk). The closest bus stop (Aft Waterloo St) is 61 m away (about a 1-minute walk).

What is Icb Enterprise House zoned as?

Key takeawayIcb Enterprise 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: built 6,421 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 Icb Enterprise House sold for?

Key takeawayAcross 16 recorded transactions since 1995, the median price is about S$950k, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Office	S$4.39M	3,380 sqft	$1,299
Oct 2020	Office	S$4.70M	4,478 sqft	$1,050
Dec 2014	Office	S$1.40M	1,098 sqft	$1,275
May 2012	Office	S$940k	936 sqft	$1,004
Mar 2012	Office	S$1.10M	1,098 sqft	$1,002
Jan 2010	Retail	S$5.50M	6,986 sqft	$787
Jul 2009	Retail	S$650k	1,098 sqft	$592
Jul 2007	Office	S$608k	1,173 sqft	$518
Jul 2007	Office	S$658k	1,270 sqft	$518
Jul 2007	Office	S$485k	936 sqft	$518

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 Icb Enterprise House rent for?

Key takeawayNo rent is published for Icb Enterprise House itself. On its street, Middle Road, office space rented at a median of $5.42 psf a month in 2026Q3, with the middle half of leases between $5.00 and $5.61. That is not this building's own rent, and never a quote for a particular unit.

Office space on Middle Road

Street level · 2026Q3

25th pct

$5.00

$53.87 psm

Median

$5.42

$58.38 psm

75th pct

$5.61

$60.37 psm

S$ per sq ft per month · median -4.9% on a year earlier

2023Q4 · $55.98 psm2026Q3 · $58.38 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 Middle Road

Street level · 2026Q3

25th pct

$7.90

$85.00 psm

Median

$11.52

$124.03 psm

75th pct

$12.22

$131.58 psm

S$ per sq ft per month · median +12.1% on a year earlier

2023Q4 · $93.10 psm2026Q3 · $124.03 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 Icb Enterprise House

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 Icb Enterprise House

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 5 units for rent; 6 units for sale.

Rent: 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.

Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 4 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 Icb Enterprise House?

Key takeawayURA has approved 16 changes of use at Icb Enterprise House since 2000, most recently in 2024. 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.

29 Dec 2025RenewedFloor 2
Continued use as massage establishment
Continued use of unit #02-XX as massage establishment
11 Nov 2024ApprovedFloors 1, 2
Change of use to tcm clinic
Proposed change of use of unit #01-XX to tcm clinic and unit #02-XX to massage establishment
9 Feb 2023Agency worksFloor 4
Change of use to commercial school
Lodgment for proposed use of unit #04-XX as commercial school
13 Dec 2022RenewedFloor 2
Continued use as massage establishment
Continued use of unit #02-XX as massage establishment
4 May 2022Agency worksFloor 8
Change of use to commercial school
Lodgment for proposed use of unit #08-XX as commercial school
13 Jan 2022ApprovedFloor 5
Change of use to commercial school
Proposed change of use of unit #05-XX to commercial school
16 Aug 2021Agency worksFloor 4
Change of use to commercial school
Lodgment for proposed use of unit #04-XX as commercial school
13 Dec 2019ApprovedFloor 2
Change of use to massage establishment
Proposed change of use of unit #02-XX to massage establishment
12 Dec 2017Agency worksFloor 4
Change of use to commercial school
Lodgment for proposed unit #04-XX as commercial school
6 May 2017Agency worksFloor 5
Change of use to commercial school
Lodgment for porposed use of unit #05-XX as commercial school
10 Mar 2017ApprovedFloor 4
Change of use to commercial school
Proposed change of use of units #04-XX to commercial school on lot 00591t ts12 at 116 middle road - icb enterprise house (rochor planning area)
13 Dec 2016Agency worksFloor 6
Change of use to commercial school
Lodgement for proposed change of use of units #06-XX, #06-XX and #06-XX to commercial school at 116 middle road (rochor planning area)

7 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 Middle Road price?

Key takeawayAcross 63 strata sales on Middle Road in the last 5 years, the median is $1,924 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,924

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

What do commercial rents run near Icb Enterprise 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 available at Icb Enterprise House right now?

Key takeaway11 units are currently listed at Icb Enterprise House — 6 for sale and 5 for rent. One row per unit; several agents often market the same unit.

For sale (6)

ICB Enterprise House2 agentsS$1.60M · 1,173 sqft
ICB Enterprise House2 agentsS$3.00M · 2,087 sqft
ICB Enterprise HouseS$1.65M · 1,270 sqft
Selegie area shophouse potential F&b nightclubS$8.60M · 2,112 sqft

For rent (5)

Ground Floor F&B Space in Bugis Area3 agentsS$28k/mo · 1,568 sqft
Milieu @ Middle Rd F&B Commercial Units with huge space For LeaseS$27k/mo · 1,485 sqft
Middle Road Prime F&B spaceS$25k/mo · 1,485 sqft
Bugis Ground Floor Commercial Space 武吉士黄金地段餐饮店 with Prominent Street FrontageS$25k/mo · 1,568 sqft

Browse every listing at this building →

What is near Icb Enterprise House?

Key takeawayThe nearest MRT/LRT is Bugis MRT, about 277 m away — and 3 competing retail premisess operate nearby.

Getting around

Bugis MRT277 m · ~4 min

Amenities nearby

Hotel · 30 mAft Waterloo St · 61 mPlace Of Worship · 74 mEducational Institution · 180 mCorporate Medical Center · 206 mBugis MRT Exit C · 254 mRaffles Hospital · 487 m

Competing premises nearby

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

Bugis+ · 88 mAlbert Centre Market & Food Centre · 214 mCold Storage Singapore (1983) Pte Ltd · 277 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Icb Enterprise House

Key takeawayThe nearest station is Bugis (EW12 / DT14), 254 m away — one of the busiest stations, with about 109,000 taps in and out on an average weekday. 20 public car parks are within 500 m.

Foot traffic: busier than 73% of office buildings

nearest MRT/LRT Bugis (EW12/DT14) 254 m, about 109,000 taps a weekday; 9 more stations within 1 km; bus stops within 400 m: 19, about 44,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 13,000 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

Bugis (EW12 / DT14)254 m · about 109,000 weekday taps
Bencoolen (DT21)298 m · about 20,000 weekday taps
Bras Basah (CC2)363 m · about 10,000 weekday taps
Rochor (DT13)476 m · about 22,000 weekday taps
Esplanade (CC3)632 m · about 15,000 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 Icb Enterprise House. Transfers between lines don't tap, so interchanges read low.

Bus

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

Public car parks within 500 m

Manila St (URA)50 m
S$1.20 per half-hour at midday on a weekday · 6 car lots
Queen St Off St (URA)74 m
S$1.40 per half-hour at midday on a weekday · 91 car lots
Queen St (URA)81 m
S$1.20 per half-hour at midday on a weekday · 6 car lots
Bugis+ (development car park)86 m
rates not published as open data
Service Rd (Queen - Wa Terloo St) (URA)120 m
S$1.20 per half-hour at midday on a weekday · 3 car lots

Nearest URA season parking: Kampong Kapor Rd Off S T, 815 m away, S$100/month.

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

Who's registered at Icb Enterprise House?

Key takeaway60 live companies (and LLPs and branches; sole proprietors are not counted) list Icb Enterprise House as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
17
Administrative and support services
15
Wholesale and retail trade
8
Accommodation and food services
6
Financial and insurance
4
Construction
3
Information and communications
3
Education
2
Real estate
1
Arts, entertainment and recreation
1

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 Icb Enterprise House's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 70 kWh/m²·yr

Frequently asked questions about Icb Enterprise House

Where is Icb Enterprise House?⌄

Icb Enterprise House is at 116 Middle Road, Singapore 188972, in the Rochor planning area.

What is Icb Enterprise House zoned as?⌄

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

What is the tenure of Icb Enterprise House?⌄

Icb Enterprise House is leasehold. About 47 years remain on the lease.

What have units at Icb Enterprise House sold for?⌄

Across 15 recorded transactions, the median price is S$592 psf. The latest was in October 2020.

What is the nearest MRT station to Icb Enterprise House?⌄

Bugis MRT is the closest, 277 m away (about a 4-minute walk).

How many businesses are registered at Icb Enterprise House?⌄

70 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.

Managing agent: as BCA's MCST register names it; it can change between register updates.

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, 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.