CommercialRESIDENTIALFreeholdDistrict 9 · Singapore River

Mirage Tower

Reviewed by Nathan TangUpdated 8 November 2026Data through Jul 2017

Quick Summary

Mirage Tower is a commercial building in District 9 · Singapore River, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 3.8. It is freehold. 1 transaction is on record since 1995, most recently in Jul 2017. ACRA records 23 live company registrations at this address.

The facts are here — now get the verdict on Mirage Tower.

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What are the key facts about Mirage Tower?

Key takeawayMirage Tower is a commercial building in District 9 · Singapore River, zoned RESIDENTIAL, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 3.8
Tenure: Freehold
District / Area: District 9 · Singapore River
Address: 80 Kim Seng Road
Land area: 6,295 sqm
Completed: Not on record
Storeys: 33 (© OpenStreetMap contributors)
Strata lots (whole development, MCST): 249
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 1999 (MCST 2277)
Submarket: City Fringe
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 23

About Mirage Tower

Mirage Tower is a mixed-use building in Singapore River (District 09). It is located along Kim Seng Road, Singapore 239426.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 3.8. It lies inside the Central Area.

The site is freehold. It occupies roughly 6,295 sqm of land with about 23,921 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$2,003 psf. The most recent was in July 2017.

30 businesses are currently registered at this address with ACRA.

The nearest MRT is Great World MRT, 227 m away (about a 4-minute walk). The closest bus stop (Grand Copthorne Hotel) is 134 m away (about a 2-minute walk).

What is Mirage Tower zoned as?

Key takeawayMirage Tower sits on land zoned RESIDENTIAL with a gross plot ratio of 3.8, inside the Central Area.

Land-use zone: RESIDENTIAL
Gross plot ratio: 3.8
Urban design area: Udga
Central Area: Yes

Run the full zoning report for this building →

What has Mirage Tower sold for?

Key takeaway1 transaction is on record since 1995, most recently in Jul 2017 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Jul 2017	Retail	S$2.35M	1,173 sqft	$2,003

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 Mirage Tower rent for?

Key takeawayNo street- or building-level rent is published here. Across District 9 retail, retail space rented at a median of $11.90 psf a month in 2026Q3, with the middle half of leases between $9.24 and $17.57. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 9 retail

Region band · 2026Q3

25th pct

$9.24

$99.43 psm

Median

$11.90

$128.12 psm

75th pct

$17.57

$189.09 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 9 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 Mirage Tower

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.

What's been approved at Mirage Tower?

Key takeawayURA has approved 2 changes of use at Mirage Tower since 2000, most recently in 2015. 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.

3 Nov 2025RenewedFloor 1
Continued use as child day-care centre and tuition centre
Continued use of unit #01-XX as child day-care centre and tuition centre
10 Jul 2023RenewedFloor 1
Continued use as child day-care centre and tuition centre
Continued use of unit #01-XX as child day-care centre and tuition centre
1 Apr 2021RenewedFloor 1
Continued use as child day-care centre and tuition centre
Continued use of unit #01-XX as child day-care centre and tuition centre
24 May 2019RenewedFloor 1
Continued use as child day-care centre and tuition centre
Continued use of unit #01-XX as child day-care centre and tuition centre
30 May 2017RenewedFloor 1
Continued use as child day-care centre and tuition centre
Continued use of unit #01-XX as child day-care centre and tuition centre
25 May 2015ApprovedFloor 1
Change of use to child day-care centre and tuition centre
Proposed change of use of unit #01-XX to child day-care centre and tuition centre on lot 00990t ts21 at 80 kim seng road - mirage tower (singapore river planning area)
19 Jun 2006Approved
Additions & alterations
Proposed additions & alterations to existing condominium development with basement carpark
17 Jun 2005ApprovedFloor 1
Change of use: shop → minimart cum caf�
Change of use of unit #01-XX from shop to minimart cum caf�

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).

What do commercial rents run near Mirage Tower?

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

Indicative area yield — District 9 retail

Gross yield (area)

3.2%

2.9% net of property tax

Rent side (median of bands)

$128.12 psm/mo

2026Q3

Price side (strata, 5y)

$4,434 psf

190 sales

An INDICATIVE AREA yield for District 9 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 9 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$101.79	$127.98	$144.93
B1 & Below · 30 & Below	$231.82	$392.95	$544.95
Level 2 & 3 · 30 & Below	$97.06	$128.26	$157.50
Level 1 · 30 & Below	$131.15	$157.04	$196.05
Level 1 · >30 - 100	$112.35	$161.16	$217.81
Level 2 & 3 · >30 - 100	$91.89	$118.41	$156.35
Level 4 & Above · >30 - 100	$81.28	$100.52	$133.94
B1 & Below · >30 - 100	$155.98	$328.55	$492.13

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 Mirage Tower?

Key takeawayThe nearest MRT/LRT is Great World MRT, about 227 m away — and 3 competing retail premisess operate nearby.

Getting around

Great World MRT227 m · ~4 min

Amenities nearby

Kim Seng Pk · 71 mHotel · 133 mGrand Copthorne Hotel · 134 mGreat World MRT Exit 1 · 154 mEducational Institution · 233 mPlace Of Worship · 292 mMinmed Clinic (Orchard) · 296 mKim Seng Community Centre · 471 mSingapore General Hospital · 1.1 kmBusiness Park · 1.2 km

Competing premises nearby

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

Great World · 296 mFour Seasons Organic Market Pte. Ltd. · 296 mZion Riverside Food Centre · 344 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Mirage Tower

Key takeawayThe nearest station is Great World (TE15), 154 m away — a moderately busy station, with about 21,000 taps in and out on an average weekday. 9 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 34% of retail buildings

nearest MRT/LRT Great World (TE15) 154 m, about 21,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 7, about 6,250 taps a weekday; Singapore River: 18,341 resident workers (Census 2020, by workplace); about 43,000 residents within 1 km (June 2026); 5 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

Great World (TE15)154 m · about 21,000 weekday taps
Havelock (TE16)203 m · about 16,000 weekday taps
Tiong Bahru (EW17)978 m · about 52,000 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 Mirage Tower. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 6,250 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 87 Zion Road (HDB)222 m
S$0.60 per half-hour at midday on a weekday · gantry 2.4 m · 66 car lots
Ganges Ave Off St (URA)277 m
S$0.60 per half-hour at midday on a weekday · season S$90/month · 39 car lots
Zion Rd Off St (URA)392 m
S$0.60 per half-hour at midday on a weekday · 12 car lots
Blk 568 Ganges Avenue (HDB)421 m
S$0.60 per half-hour at midday on a weekday
Zion Rd (URA)425 m
S$0.60 per half-hour at midday on a weekday · 26 car lots

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. Mirage Tower's own car park, if it has one, and its charges are not in the open data.

Who's registered at Mirage Tower?

Key takeaway23 live companies (and LLPs and branches; sole proprietors are not counted) list Mirage Tower as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
6
Wholesale and retail trade
5
Administrative and support services
3
Financial and insurance
3
Information and communications
2
Education
1
Real estate
1
Arts, entertainment and recreation
1
Other services
1
Manufacturing
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. Homes share this postal code, so some registrations are home-based. ACRA, as of 2026-09-16.

Frequently asked questions about Mirage Tower

Where is Mirage Tower?⌄

Mirage Tower is at 80 Kim Seng Road, Singapore 239426, in the Singapore River planning area.

What is Mirage Tower zoned as?⌄

Mirage Tower sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 3.8.

What is the tenure of Mirage Tower?⌄

Mirage Tower is freehold.

What have units at Mirage Tower sold for?⌄

Across 1 recorded transaction, the median price is S$2,003 psf. The latest was in July 2017.

What is the nearest MRT station to Mirage Tower?⌄

Great World MRT is the closest, 227 m away (about a 4-minute walk).

How many businesses are registered at Mirage Tower?⌄

30 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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This development is also registered as the residential project Mirage Tower.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

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.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

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.

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), 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.