Incity Lofts
Incity Lofts is a commercial building in District 7 · Downtown Core, on land zoned HOTEL under the URA Master Plan. It is leasehold with roughly 77 years remaining. 10 transactions are on record since 1995, at a median S$1,102 psf, most recently in Feb 2008. ACRA records 1 live company registration at this address.
What are the key facts about Incity Lofts?
- Asset class
- Commercial
- Land-use zone
- HOTEL
- Gross plot ratio
- Subject to Evaluation
- Tenure
- Leasehold
- District / Area
- District 7 · Downtown Core
- Address
- 700 Beach Road
- Land area
- 1,710 sqm
- Completed
- Not on record
- Storeys
- 15 (© OpenStreetMap contributors)
- Submarket
- City Hall / Bugis
- Units with a recorded sale
- At least 10
- Transactions on record
- 10 (records start 1995)
- Live listings
- None
- ACRA registrations
- 1
About Incity Lofts
Incity Lofts is a commercial building in Kallang (District 07). It is located along Beach Road, Singapore 199598.
Under the URA Master Plan it sits on land zoned hotel. It lies inside the Central Area.
The site is leasehold, with about 77 years remaining on the lease. It occupies roughly 1,710 sqm of land with about 8,536 sqm of gross floor area.
10 transactions have been recorded here, at a median of S$1,102 psf. The most recent was in February 2008.
2 businesses are currently registered at this address with ACRA.
The nearest MRT is Nicoll Highway MRT, 295 m away (about a 5-minute walk). The closest bus stop (St. John HQ) is 108 m away (about a 2-minute walk). Suntec City is 917 m away (about a 14-minute walk).
What is Incity Lofts zoned as?
- Land-use zone
- HOTEL
- Gross plot ratio
- Subject to Evaluation
- Urban design area
- Udga
- Central Area
- Yes
URA has not published a fixed plot ratio for this site — the Master Plan records "EVA" (Subject to Evaluation), meaning intensity is decided case by case on application. Do not quote a plot ratio, and do not compute buildable GFA from it.
What has Incity Lofts sold for?
| Date | Use | Price | Area | PSF |
|---|---|---|---|---|
| Feb 2008 | Office | S$12.30M | 11,065 sqft | $1,112 |
| Jan 2008 | Office | S$1.40M | 1,270 sqft | $1,102 |
| Jan 2008 | Office | S$1.40M | 1,270 sqft | $1,102 |
| Jan 2008 | Office | S$1.61M | 1,453 sqft | $1,108 |
| Jan 2008 | Office | S$49.51M | 44,541 sqft | $1,111 |
| Jan 2008 | Office | S$3.78M | 3,369 sqft | $1,122 |
| Jun 2007 | Office | S$950k | 1,313 sqft | $723 |
| May 2006 | Office | S$1.05M | 1,453 sqft | $723 |
| May 2006 | Office | S$780k | 1,313 sqft | $594 |
| May 2006 | Office | S$700k | 1,270 sqft | $551 |
URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter
What does space at Incity Lofts rent for?
Office space on Beach Road
Street level · 2026Q3S$ per sq ft per month · median +5.2% on a year earlier
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 · 2026Q3S$ per sq ft per month · median -5.1% on a year earlier
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 · 2026Q3S$ 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 Incity Lofts
- 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
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 Incity Lofts?
- 19 Oct 2015ApprovedAdditions & alterations
Regularisation of gfa and amendment to approved erection of a 15 storey hotel development (300 units) comprising of 3 storeys carparks on 1st, 3rd and 4th storey, sky terrace at 2nd storey and swimming pool on roof level on lot 00434t ts15 at 700 beach road (kallang planning area)
- 13 Sept 2012ApprovedFloor 9Change of use: gymnasium → office
Proposed change of use of unit #09-XX from gymnasium to office
- 19 Oct 2011ApprovedFloor 2Change of use to office
Proposed change of use of shop units #02-XX & #02-XX to office
- 27 Dec 2010ApprovedFloor 1Change of use to office
Proposed change of use of the 1st storey unit #01-XX to office
- 10 Dec 2009ApprovedFloor 8Change of use: home offices → offices and common corridor to offices
Proposed change of use of units #08-XX to #08-XX from home offices to offices and common corridor to offices at 8th storey of existing 8-storey commercial building
- 15 May 2009ApprovedFloor 1Change of use to bar/pub
Change of use of unit #01-XX to bar/pub
- 16 Jan 2009ApprovedFloor 9Change of use: office → gymnasium
Change of use from office (unit#09-XX) to gymnasium at lower roof level of existing 8-storey commercial building
- 24 Nov 2008ApprovedFloor 9Change of use: gymnasium → office
Change of use from gymnasium (unit#09-XX) to office at lower roof level of existing 8-storey commercial building
- 30 May 2008ApprovedChange of use: home offices → offices
Change of use of part of the 3rd storey to 7th storey from home offices to offices of existing 8-storey commercial building
- 29 May 2008ApprovedFloor 3Change of use: home offices → offices
Change of use of part of the 3rd storey (units #03-XX & #03-XX) from home offices to offices of existing 8-storey commercial building
- 25 Jan 2005ApprovedChange of use to commercial building
Proposed conversion of an 8-storey hotel to a commercial building
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$54.50 per unit).
How does Beach Road price?
Street figures cover strata deals only — land and strata PSF are not comparable.
What do commercial rents run near Incity Lofts?
Indicative area yield — District 7 retail
An INDICATIVE AREA yield for District 7 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.
Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.
Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.
Retail rents — District 7 ($ 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 Incity Lofts?
Getting around
- Nicoll Highway MRT295 m · ~5 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at Incity Lofts
nearest MRT/LRT Nicoll Highway (CC5) 255 m, about 10,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 10, about 11,000 taps a weekday; Downtown Core: 284,004 resident workers (Census 2020, by workplace); about 19,000 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
- Nicoll Highway (CC5)255 m · about 10,000 weekday taps
- Lavender (EW11)549 m · about 39,000 weekday taps
- Bugis (EW12 / DT14)826 m · about 109,000 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 Incity Lofts. Transfers between lines don't tap, so interchanges read low.
Bus
10 bus stops within 400 m, with about 11,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Blk 1/3/15/17 Beach Road (HDB)139 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 122 car lots
- Blk 2 Beach Road (HDB)172 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 22 car lots
- Blk 13 North Bridge Road Mscp (HDB)223 mS$0.60 per half-hour at midday on a weekday · gantry 1.9 m · 403 car lots
- Blk 3 Beach Road (HDB)228 mS$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 20 car lots
- Blk 7 North Bridge Road (HDB)235 mS$0.60 per half-hour at midday on a weekday
HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.
Public car parks only, by straight-line distance, with the operator's published rates. Incity Lofts's own car park, if it has one, and its charges are not in the open data.
Who's registered at Incity Lofts?
- Professional, scientific and technical services1
- Wholesale and retail trade0
- Financial and insurance0
- Information and communications0
- Administrative and support services0
- Manufacturing0
- Transportation and storage0
- Real estate0
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 Incity Lofts's BCA building profile?
- BCA building type
- Hotel
- Green Mark
- NA (NA)
- Energy use intensity
- 331 kWh/m²·yr
Frequently asked questions about Incity Lofts
Where is Incity Lofts?⌄
Incity Lofts is at 700 Beach Road, Singapore 199598, in the Kallang planning area.
What is Incity Lofts zoned as?⌄
Incity Lofts sits on land zoned hotel under the URA Master Plan.
What is the tenure of Incity Lofts?⌄
Incity Lofts is leasehold. About 77 years remain on the lease.
What have units at Incity Lofts sold for?⌄
Across 10 recorded transactions, the median price is S$1,102 psf. The latest was in February 2008.
What is the nearest MRT station to Incity Lofts?⌄
Nicoll Highway MRT is the closest, 295 m away (about a 5-minute walk).
How many businesses are registered at Incity Lofts?⌄
2 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.
The facts are here — now get the verdict on Incity Lofts.
Ask what a unit here would fetch, what the zone allows, or how it compares.
PropKakiHere's the building's zone, its recorded deals and every live unit — and where the asking prices sit against them.