CommercialCOMMERCIALConservationFreeholdDistrict 15 · Geylang

Soho Life

Reviewed by Nathan TangUpdated 8 November 2026Data through Sept 2026

Quick Summary

Soho Life is a commercial building in District 15 · Geylang, on land zoned COMMERCIAL under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 200 transactions are on record since 1995, at a median S$1,529 psf, most recently in Sept 2026. 14 units are currently listed for sale or rent. ACRA records 292 live company registrations at this address.

The facts are here — now get the verdict on Soho Life.

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What are the key facts about Soho Life?

Key takeawaySoho Life is a commercial building in District 15 · Geylang, zoned COMMERCIAL, held freehold.

Asset class: Commercial
Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 15 · Geylang
Address: 216 Joo Chiat Road
Land area: 1,324 sqm
Completed: 2013 (per CommercialGuru)
Storeys: Not on record
Strata units (MCST): 88
Managing agent: OCEAN IFM PTE. LTD.
Strata formed: 2012 (MCST 3840)
Submarket: City Fringe
Units with a recorded sale: At least 86
Listed as: Office, Other Retail
Transactions on record: 200 (records start 1995)
Live listings: 14
ACRA registrations: 292

What are the specs at Soho Life?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park; Source: CommercialGuru

About Soho Life

Soho Life is a commercial building in Geylang (District 15). It is located along Joo Chiat Road, Singapore 427483.

Under the URA Master Plan it sits on land zoned commercial with a gross plot ratio of 3. The site falls within a conservation area, so external alterations are subject to URA conservation guidelines.

The site is freehold. It occupies roughly 1,324 sqm of land with about 3,972 sqm of gross floor area.

198 transactions have been recorded here, at a median of S$1,516 psf. The most recent was in May 2026.

318 businesses are currently registered at this address with ACRA.

The nearest MRT is Eunos MRT, 927 m away (about a 14-minute walk). The closest bus stop (Bef Joo Chiat Pl) is 142 m away (about a 2-minute walk).

What is Soho Life zoned as?

Key takeawaySoho Life sits on land zoned COMMERCIAL with a gross plot ratio of 3.0, with conservation status.

Land-use zone: COMMERCIAL
Gross plot ratio: 3.0
Conservation area: Joo Chiat
Conserved building: Yes

Run the full zoning report for this building →

What has Soho Life sold for?

Key takeawayAcross 200 recorded transactions since 1995, the median price is about S$630k, most recently in Sept 2026.

Date	Use	Price	Area	PSF
Sept 2026	Retail	S$1.38M	355 sqft	$3,874
Sept 2026	Office	S$860k	398 sqft	$2,159
May 2026	Office	S$735k	344 sqft	$2,134
Nov 2025	Office	S$730k	344 sqft	$2,119
Sept 2025	Office	S$800k	398 sqft	$2,009
Jul 2025	Retail	S$1.40M	355 sqft	$3,941
Jul 2025	Office	S$1.19M	581 sqft	$2,044
Jul 2025	Office	S$768k	344 sqft	$2,230
Jun 2025	Office	S$760k	398 sqft	$1,908
Apr 2025	Office	S$800k	409 sqft	$1,956

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 Soho Life rent for?

Key takeawayNo rent is published for Soho Life itself. On its street, Joo Chiat Road, office space rented at a median of $5.52 psf a month in 2026Q3, with the middle half of leases between $5.17 and $6.19. That is not this building's own rent, and never a quote for a particular unit.

Office space on Joo Chiat Road

Street level · 2026Q3

25th pct

$5.17

$55.63 psm

Median

$5.52

$59.38 psm

75th pct

$6.19

$66.65 psm

S$ per sq ft per month · median -0.4% on a year earlier

2023Q4 · $68.64 psm2026Q3 · $59.38 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 Joo Chiat Road

Street level · 2026Q3

25th pct

$3.85

$41.47 psm

Median

$5.56

$59.88 psm

75th pct

$6.47

$69.67 psm

S$ per sq ft per month

2023Q1 · $71.81 psm2026Q3 · $59.88 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 15 retail

Region band · 2026Q3

25th pct

$7.55

$81.29 psm

Median

$9.14

$98.41 psm

75th pct

$14.01

$150.81 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 15 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 Soho Life

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.

How fast units move at Soho Life

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 6 units for rent; 8 units for sale.

Rent: 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.

Sale: between 6 Aug 2026 and 28 Aug 2026, 1 new listing 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 Soho Life?

Key takeawayURA has approved 9 changes of use at Soho Life since 2000, most recently in 2025, and refused 1. 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.

30 Dec 2025RenewedFloor 1
Continued use as pizza making & delivery outlet
Continued use of unit #01-XX as pizza making & delivery outlet (no dining-in)
23 Jan 2025ApprovedFloor 1
Change of use to pet grooming
Proposed change of use of unit #01-XX to pet grooming
5 Jun 2024Approved
Change of use to office
Proposed change of use of existing function room on 6th storey to office
14 Mar 2024ApprovedFloor 4
Change of use to shop
Proposed change of use of #04-XX to shop (chiropractic services)
23 Mar 2023RenewedFloor 1
Continued use as pizza making & delivery outlet
Continued use of unit #01-XX as pizza making & delivery outlet (no dining-in)
23 Mar 2020RenewedFloor 1
Continued use as pizza making & delivery outlet
Continued use of unit#01-XX as pizza making & delivery outlet (no dining-in) at soho life
23 Oct 2018RenewedFloor 1
Continued use as laundry
Continued use of shop unit #01-XX as laundry (self-service laundromart)
17 May 2018RefusedFloor 3
Change of use to residential flat for use as home office
Change of use of the 3rd storey office unit #03-XX to residential flat for use as home office
2 Apr 2018RenewedFloor 1
Continued use as pizza making & delivery outlet
Continued use of unit#01-XX as pizza making & delivery outlet (no dining-in) at soho life
18 Sept 2017ApprovedFloor 1
Change of use to takeaway food shop
Proposed change of use of unit #01-XX to takeaway food shop
8 Mar 2017RenewedFloor 1
Continued use as pizza making & delivery outlet
Continued use of unit#01-XX as pizza making & delivery outlet (no dining-in) at soho life
17 Feb 2016RenewedFloor 1
Continued use as pizza making & delivery outlet
Continued use of unit#01-XX as pizza making & delivery outlet (no dining-in) at soho life

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 Joo Chiat Road price?

Key takeawayAcross 63 strata sales on Joo Chiat Road in the last 5 years, the median is $1,931 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,931

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

What do commercial rents run near Soho Life?

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

Indicative area yield — District 15 retail

Gross yield (area)

3.7%

3.3% net of property tax

Rent side (median of bands)

$98.41 psm/mo

2026Q3

Price side (strata, 5y)

$2,956 psf

85 sales

An INDICATIVE AREA yield for District 15 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 15 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
B1 & Below · 30 & Below	$121.08	$139.73	$241.82
Level 1 · 30 & Below	$69.23	$85.38	$86.21
Level 2 & 3 · 30 & Below	$47.87	$67.50	$87.18
Level 1 · >30 - 100	$73.94	$87.91	$101.01
Level 2 & 3 · >30 - 100	$57.08	$76.47	$184.13
B1 & Below · >30 - 100	$88.64	$163.41	$259.82
Level 2 & 3 · >100 - 300	$93.30	$107.29	$126.41
Level 1 · >100 - 300	$69.67	$89.53	$113.56

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 Soho Life right now?

Key takeaway14 units are currently listed at Soho Life — 8 for sale and 6 for rent. One row per unit; several agents often market the same unit.

For sale (8)

Soho LifeS$1.04M · 463 sqft
Soho LifeS$1.25M · 549 sqft
Soho LifeS$950k · 398 sqft
Soho Life2 agentsS$1.50M · 355 sqft

For rent (6)

Soho LifeS$2k/mo
Soho Life4 agentsS$2k/mo · 344 sqft
Soho LifeS$2k/mo · 344 sqft
Soho Life2 agentsS$3k/mo · 409 sqft

Browse every listing at this building →

What is near Soho Life?

Key takeawayThe nearest MRT/LRT is Eunos MRT, about 927 m away — and 3 competing retail premisess operate nearby.

Getting around

Eunos MRT927 m · ~15 min

Amenities nearby

GP@Joo Chiat Clinic · 62 mPlace Of Worship · 66 mHotel · 87 mEducational Institution · 138 mBef Joo Chiat Pl · 142 mCarpmael Park · 173 mGeylang Serai Community Club · 641 mEunos Polyclinic · 845 mEunos MRT Exit B · 882 mParkway East Hospital · 988 m

Competing premises nearby

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

Dunman Food Centre · 317 mNTUC Fairprice Co-operative Ltd · 444 mKinex · 703 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Soho Life

Key takeawayThe nearest station is Eunos (EW7), 883 m away — a moderately busy station, with about 31,000 taps in and out on an average weekday. 26 public car parks are within 500 m.

Foot traffic: busier than 8% of retail buildings

nearest MRT/LRT Eunos (EW7) 883 m, about 31,000 taps a weekday; bus stops within 400 m: 7, about 4,504 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 36,000 residents within 1 km (June 2026); 3 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

Eunos (EW7)883 m · about 31,000 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 Soho Life. Transfers between lines don't tap, so interchanges read low.

Bus

7 bus stops within 400 m, with 4,504 boardings and alightings on an average weekday.

Public car parks within 500 m

Onan Rd (URA)65 m
S$0.60 per half-hour at midday on a weekday · 52 car lots
Ceylon Lane (URA)77 m
S$0.60 per half-hour at midday on a weekday · 6 car lots
Tembeling Rd Off St (URA)112 m
S$0.60 per half-hour at midday on a weekday · 200 car lots
Crane Rd (URA)149 m
S$0.60 per half-hour at midday on a weekday · 4 car lots
Joo Chiat Rd (Changi R D - East Coast Rd) (URA)203 m
S$0.60 per half-hour at midday on a weekday · 107 car lots

Nearest URA season parking: Tanjong Katong Rd Off St, 745 m away, S$90/month.

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

Who's registered at Soho Life?

Key takeaway292 live companies (and LLPs and branches; sole proprietors are not counted) list Soho Life as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
79
Information and communications
66
Wholesale and retail trade
54
Financial and insurance
46
Administrative and support services
8
Other services
8
Construction
7
Accommodation and food services
7
Transportation and storage
7
Education
4

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.

Frequently asked questions about Soho Life

Where is Soho Life?⌄

Soho Life is at 216 Joo Chiat Road, Singapore 427483, in the Geylang planning area.

What is Soho Life zoned as?⌄

Soho Life sits on land zoned commercial under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Soho Life?⌄

Soho Life is freehold.

Is Soho Life a conserved property?⌄

Yes. Soho Life falls within a URA conservation area, so external works are subject to conservation guidelines.

What have units at Soho Life sold for?⌄

Across 198 recorded transactions, the median price is S$1,516 psf. The latest was in May 2026.

What is the nearest MRT station to Soho Life?⌄

Eunos MRT is the closest, 927 m away (about a 14-minute walk).

How many businesses are registered at Soho Life?⌄

318 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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Read the figures right

Completion year: as CommercialGuru states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

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.

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.

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, 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 — 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.