CommercialCOMMERCIALLeaseholdDistrict 9 · Rochor

One Sophia

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2026

Quick Summary

One Sophia is a commercial building in District 9 · Rochor, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 4.2. It is leasehold with roughly 43 years remaining. 123 transactions are on record since 1995, at a median S$1,059 psf, most recently in Apr 2026. 28 units are currently listed for sale. ACRA records 78 live company registrations at this address.

The facts are here — now get the verdict on One Sophia.

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What are the key facts about One Sophia?

Key takeawayOne Sophia is a commercial building in District 9 · Rochor, zoned COMMERCIAL, held leasehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 4.2
Tenure: Leasehold
District / Area: District 9 · Rochor
Address: 1 Sophia Road
Land area: 7,118 sqm
Completed: Not on record
Storeys: Not on record
Developer: CEL Development, Sing-Haiyi Crystal and Ultra Infinity (per CommercialGuru)
Submarket: City Fringe
Units with a recorded sale: At least 95
Listed as: Office, Shop / Shophouse
Transactions on record: 123 (records start 1995)
Live listings: 28
ACRA registrations: 78

What are the specs at One Sophia?

Key takeawayThe building's specs as its sources state them. A developer's brochure gives the building as designed at launch — a unit may have been altered since, so the listing agent or the management can confirm a unit's own.

Floor loading: 3 kN/m²; Source: the developer's sales brochure
Power supply: 40A, 63A or 80A 3-phase (varies by unit); Source: the developer's sales brochure
Cargo / goods lifts: 2; Source: the developer's sales brochure
Passenger lifts: 6; Source: the developer's sales brochure
Air-conditioning: VRF; Source: the developer's sales brochure
Facilities: car park; Source: CommercialGuru

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

Are there floor plans for One Sophia?

Key takeawayWe hold the developer's sales-brochure floor plans for One Sophia — 19 plans, linked to 34 of the 92 units with a recorded sale. Ask PropKaki for the plan of a unit or a size. As designed at launch; units may have been altered.

Plans we hold

3rd storey
4th STOREY
5th STOREY
6th STOREY
7th STOREY
8th STOREY
9th STOREY
10th STOREY
11th STOREY
12th STOREY
13th STOREY
TEST FIT LAYOUT - DYNAMIC #07-05 TO 06
and 4 more

Units with a plan: 34 · 883 sq ft – 3,380 sq ft (recorded sales)

Source: developer's sales brochure.

About One Sophia

One Sophia is a commercial building in Rochor (District 09). It is located along Sophia Road, Singapore 228149.

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 43 years remaining on the lease. It occupies roughly 7,118 sqm of land with about 56,167 sqm of gross floor area.

123 transactions have been recorded here, at a median of S$1,059 psf. The most recent was in April 2026.

109 businesses are currently registered at this address with ACRA.

The nearest MRT is Bencoolen MRT, 273 m away (about a 4-minute walk). The closest bus stop (Bef Sophia Rd) is 71 m away (about a 1-minute walk).

What is One Sophia zoned as?

Key takeawayOne Sophia 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 29,896 sqm · built 36,800 sqm · headroom -6,904 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 One Sophia sold for?

Key takeawayAcross 123 recorded transactions since 1995, the median price is about S$1.00M, most recently in Apr 2026.

Date	Use	Price	Area	PSF
Apr 2026	Office	S$3.46M	1,141 sqft	$3,033
May 2025	Office	S$5.12M	1,539 sqft	$3,324
Apr 2025	Office	S$4.51M	1,442 sqft	$3,127
Mar 2025	Office	S$7.34M	2,196 sqft	$3,341
Mar 2025	Office	S$5.97M	1,905 sqft	$3,136
Mar 2025	Office	S$4.45M	1,410 sqft	$3,155
Mar 2025	Office	S$6.74M	2,207 sqft	$3,054
Mar 2025	Office	S$4.29M	1,367 sqft	$3,136
Mar 2025	Office	S$8.29M	2,669 sqft	$3,105
Mar 2025	Office	S$10.26M	3,380 sqft	$3,036

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 One Sophia rent for?

Key takeawayNo rent is published for One Sophia itself. On its street, Sophia Road, office space rented at a median of $2.66 psf a month in 2022Q4, with the middle half of leases between $2.27 and $3.08. That is not this building's own rent, and never a quote for a particular unit.

Office space on Sophia Road

Street level · 2022Q4

25th pct

$2.27

$24.42 psm

Median

$2.66

$28.61 psm

75th pct

$3.08

$33.17 psm

S$ per sq ft per month · median -14.7% on a year earlier

2021Q2 · $29.41 psm2022Q4 · $28.61 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 Sophia Road

Street level · 2023Q3

25th pct

$2.61

$28.12 psm

Median

$3.69

$39.68 psm

75th pct

$4.82

$51.84 psm

S$ per sq ft per month · median -16.1% on a year earlier

2021Q2 · $53.13 psm2023Q3 · $39.68 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 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 One Sophia

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 One Sophia

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

Sale: between 6 Aug 2026 and 28 Aug 2026, 3 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.

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 One Sophia?

Key takeawayURA has approved 66 changes of use at One Sophia since 2000, most recently in 2022, and refused 6. 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.

16 Oct 2023RenewedFloor 3
Continued use as amusement centre
Continued use of units #03-XX, #03-XX and #03-XX as an amusement centre - peace centre
24 Jul 2023RenewedFloor 8
Continued use as massage establishment
Continued use of units #08-XX, #08-XX, #08-XX & #08-XX as massage establishment
4 Jul 2023RenewedFloor 7
Continued use as nightclub
Continued use of units #07-XX, #07-XX, #07-XX & #07-XX as nightclub
20 Sept 2022ApprovedFloor 3
Change of use to commercial school
Proposed change of use of unit #03-XX to commercial school
11 Aug 2022RenewedFloor 2
Continued use as karaoke lounge cum nightclub
Continued use of units #02-XX & #02-XX as karaoke lounge cum nightclub
21 Jul 2022RefusedFloor 6
Change of use to bar with live entertainment
Proposed change of use of unit #06-XX to bar with live entertainment
18 Jul 2022RefusedFloor 2
Change of use to restaurant and bar with live entertainment
Proposed change of use of units #02-XX & #02-XX to restaurant and bar with live entertainment
25 Apr 2022RenewedFloor 2
Continued use as amusement centre
Continued use of unit #02-XX as amusement centre (escape games room)
7 Jun 2021ApprovedFloor 2
Change of use to commercial school
Proposed change of use of unit #02-XX to commercial school
18 Jan 2021ApprovedFloor 7
Change of use to commercial school
Proposed change of use of unit #07-XX to commercial school
7 Jan 2021Agency worksFloor 6
Change of use to restaurant
Lodgment for proposed use of unit #06-XX as restaurant
23 Dec 2020Agency worksFloor 7
Change of use to commercial school
Lodgmnet for proposed use of unit #07-XX as commercial school

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 Sophia Road price?

Key takeawayAcross 33 strata sales on Sophia Road in the last 5 years, the median is $3,265 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$3,265

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

What do commercial rents run near One Sophia?

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 available at One Sophia right now?

Key takeaway28 units are currently listed at One Sophia. One row per unit; several agents often market the same unit.

For sale (28)

One Sophia2 agentsS$3.54M · 1,119 sqft
One SophiaS$4.53M · 1,410 sqft
One SophiaS$5.45M · 1,722 sqft
One SophiaS$13.89M · 4,532 sqft

Browse every listing at this building →

What is near One Sophia?

Key takeawayThe nearest MRT/LRT is Bencoolen MRT, about 273 m away — and 3 competing retail premisess operate nearby.

Getting around

Bencoolen MRT273 m · ~4 min

Amenities nearby

Mediway Medical Centre · 36 mBef Sophia Rd · 71 mPlace Of Worship · 94 mEducational Institution · 98 mHotel · 210 mHandy Rd Os · 271 mBencoolen MRT Exit A · 279 mRaffles Hospital · 922 m

Competing premises nearby

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

The Cathay · 256 mJewish Welfare Board, Singapore · 356 mAlbert Centre Market & Food Centre · 549 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at One Sophia

Key takeawayThe nearest station is Bencoolen (DT21), 273 m away — a moderately busy station, with about 20,000 taps in and out on an average weekday. 17 public car parks are within 500 m.

Foot traffic: busier than 51% of office buildings

nearest MRT/LRT Bencoolen (DT21) 273 m, about 20,000 taps a weekday; 7 more stations within 1 km; bus stops within 400 m: 11, about 29,000 taps a weekday; Rochor: 31,654 resident workers (Census 2020, by workplace); about 14,000 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

Bencoolen (DT21)273 m · about 20,000 weekday taps
Dhoby Ghaut (NS24 / NE6 / CC1)395 m · about 64,000 weekday taps
Bras Basah (CC2)406 m · about 10,000 weekday taps
Rochor (DT13)440 m · about 22,000 weekday taps
Little India (NE7 / DT12)505 m · about 55,000 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 One Sophia. Transfers between lines don't tap, so interchanges read low.

Bus

11 bus stops within 400 m, with about 29,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Sophia Rd (URA)109 m
S$1.20 per half-hour at midday on a weekday · 3 car lots
Prinsep St (Middle - R Ochor Canal) (URA)159 m
S$1.20 per half-hour at midday on a weekday · 50 car lots
Middle Rd Off St (URA)174 m
S$1.20 per half-hour at midday on a weekday · 13 car lots
The Cathay (development car park)246 m
rates not published as open data
Short St (URA)261 m
S$1.20 per half-hour at midday on a weekday · 21 car lots

Nearest URA season parking: Mackenzie Road Area, 539 m away, S$100/month.

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

Who's registered at One Sophia?

Key takeaway78 live companies (and LLPs and branches; sole proprietors are not counted) list One Sophia as their registered address. These are registered businesses, not who occupies the space.

Wholesale and retail trade
22
Professional, scientific and technical services
14
Arts, entertainment and recreation
8
Construction
6
Information and communications
5
Education
5
Accommodation and food services
4
Administrative and support services
4
Other services
3
Manufacturing
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 One Sophia's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 257 kWh/m²·yr

Frequently asked questions about One Sophia

Where is One Sophia?⌄

One Sophia is at 1 Sophia Road, Singapore 228149, in the Rochor planning area.

What is One Sophia zoned as?⌄

One Sophia sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 4.2.

What is the tenure of One Sophia?⌄

One Sophia is leasehold. About 43 years remain on the lease.

What have units at One Sophia sold for?⌄

Across 123 recorded transactions, the median price is S$1,059 psf. The latest was in April 2026.

What is the nearest MRT station to One Sophia?⌄

Bencoolen MRT is the closest, 273 m away (about a 4-minute walk).

How many businesses are registered at One Sophia?⌄

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

Developer: as CommercialGuru names it, not checked against an official record.

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.

Specs from the developer's sales brochure are the building as designed at launch; units may have been altered since.

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.

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 CommercialGuru, PropKaki's submarket map, URA planning decisions, URA car park data (URA Data Service), LTA DataMall passenger volumes, PropKaki's foot-traffic model, the developer's sales brochure, the developer's sales brochure (floor plans) — 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.