CommercialRESIDENTIAL / INSTITUTIONFreeholdDistrict 14 · Geylang

Spcs Building

Reviewed by Nathan TangUpdated 8 November 2026Data through Aug 2018

Quick Summary

Spcs Building is a commercial building in District 14 · Geylang, on land zoned RESIDENTIAL / INSTITUTION under the URA Master Plan with a gross plot ratio of 3.0. It is freehold. 1 transaction is on record since 1995, most recently in Aug 2018. ACRA records 22 live company registrations at this address.

The facts are here — now get the verdict on Spcs Building.

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What are the key facts about Spcs Building?

Key takeawaySpcs Building is a commercial building in District 14 · Geylang, zoned RESIDENTIAL / INSTITUTION, held freehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL / INSTITUTION
Gross plot ratio: 3.0
Tenure: Freehold
District / Area: District 14 · Geylang
Address: 250 Sims Avenue
Land area: 460 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 4
Managing agent: NEWMAN SRE PTE LTD
Strata formed: 1997 (MCST 2135)
Submarket: City Fringe
Units with a recorded sale: At least 1
Transactions on record: 1 (records start 1995)
Live listings: None
ACRA registrations: 22

About Spcs Building

Spcs Building is a mixed-use building in Geylang (District 14). It is located along Sims Avenue, Singapore 387513.

Under the URA Master Plan it sits on land zoned residential / institution with a gross plot ratio of 3.

The site is freehold. It occupies roughly 460 sqm of land with about 1,380 sqm of gross floor area.

1 transaction has been recorded here, at a median of S$2,599 psf. The most recent was in August 2018.

22 businesses are currently registered at this address with ACRA.

The nearest MRT is Aljunied MRT, 175 m away (about a 3-minute walk). The closest bus stop (Aft Aljunied Stn) is 95 m away (about a 2-minute walk). Paya Lebar Square is 1.2 km away (about a 19-minute walk).

What is Spcs Building zoned as?

Key takeawaySpcs Building sits on land zoned RESIDENTIAL / INSTITUTION with a gross plot ratio of 3.0.

Land-use zone: RESIDENTIAL / INSTITUTION
Gross plot ratio: 3.0

BCA-verified envelope: allowable GFA 1,380 sqm · built 1,897 sqm · headroom -517 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 Spcs Building sold for?

Key takeaway1 transaction is on record since 1995, most recently in Aug 2018 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Aug 2018	Office	S$4.81M	1,851 sqft	$2,599

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 Spcs Building rent for?

Key takeawayNo rent is published for Spcs Building itself. On its street, Sims Avenue, office space rented at a median of $3.88 psf a month in 2026Q2. That is not this building's own rent, and never a quote for a particular unit.

Office space on Sims Avenue

Street level · 2026Q2

25th pct

—

— psm

Median

$3.88

$41.79 psm

75th pct

—

— psm

S$ per sq ft per month (median only published)

2021Q2 · $30.47 psm2026Q2 · $41.79 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 Sims Avenue

Street level · 2025Q3

25th pct

—

— psm

Median

$6.03

$64.94 psm

75th pct

—

— psm

S$ per sq ft per month (median only published) · median -3.2% on a year earlier

2021Q3 · $40.94 psm2025Q3 · $64.94 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 14 retail

Region band · 2026Q3

25th pct

$7.49

$80.67 psm

Median

$10.45

$112.50 psm

75th pct

$12.53

$134.91 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 14 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 Spcs Building

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.

What's been approved at Spcs Building?

Key takeawayURA has approved 1 change of use at Spcs Building since 2000, most recently in 2019. 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.

27 Feb 2019ApprovedFloor 1
Change of use to amusement centre
Change of use of 1st storey unit #01-XX to amusement centre

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 Sims Avenue price?

Key takeawayAcross 11 strata sales on Sims Avenue in the last 5 years, the median is $1,940 psf.

Strata sales on the street (5y)

Street median PSF (strata)

$1,940

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

What do commercial rents run near Spcs Building?

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

Indicative area yield — District 14 retail

Gross yield (area)

5.1%

4.5% net of property tax

Rent side (median of bands)

$112.50 psm/mo

2026Q3

Price side (strata, 5y)

$2,480 psf

106 sales

An INDICATIVE AREA yield for District 14 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 14 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$60.26	$68.83	$77.30
B1 & Below · 30 & Below	$52.94	$76.47	$130.25
Level 1 · 30 & Below	$85.00	$125.00	$205.26
Level 2 & 3 · >30 - 100	$71.17	$84.43	$161.43
Level 1 · >30 - 100	$80.67	$127.33	$161.46
Level 4 & Above · >30 - 100	$69.97	$74.47	$74.91
B1 & Below · >30 - 100	$104.10	$206.00	$256.12
Level 2 & 3 · >100 - 300	$101.65	$112.97	$180.02

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 Spcs Building?

Key takeawayThe nearest MRT/LRT is Aljunied MRT, about 175 m away.

Getting around

Aljunied MRT175 m · ~3 min

Amenities nearby

ECM Clinic & Surgery · 33 mPlace Of Worship · 60 mAft Aljunied Stn · 95 mAljunied MRT Exit A · 151 mYeo Hock Heng · 167 mEducational Institution · 181 mBlk 49 Sims Place · 438 mHotel · 526 mGeylang Polyclinic · 720 mMountbatten Community Club · 793 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Spcs Building

Key takeawayThe nearest station is Aljunied (EW9), 151 m away — a busy station, with about 47,000 taps in and out on an average weekday. 36 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 32% of office buildings

nearest MRT/LRT Aljunied (EW9) 151 m, about 47,000 taps a weekday; 2 more stations within 1 km; bus stops within 400 m: 10, about 35,000 taps a weekday; Geylang: 116,481 resident workers (Census 2020, by workplace); about 48,000 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

Aljunied (EW9)151 m · about 47,000 weekday taps
Mountbatten (CC7)905 m · about 12,000 weekday taps
Dakota (CC8)963 m · about 16,000 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 Spcs Building. Transfers between lines don't tap, so interchanges read low.

Bus

10 bus stops within 400 m, with about 35,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Lor 25 Geylang (URA)24 m
S$0.60 per half-hour at midday on a weekday · 34 car lots
Lor 25 - 25A Geylang O Ff St (URA)62 m
S$0.60 per half-hour at midday on a weekday · 105 car lots
Lor 25A Geylang (URA)86 m
S$0.60 per half-hour at midday on a weekday · 29 car lots
Aljunied Rd Off St (URA)144 m
S$0.60 per half-hour at midday on a weekday · 13 car lots
Lor 23 Geylang (URA)147 m
S$0.60 per half-hour at midday on a weekday · 52 car lots

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

Who's registered at Spcs Building?

Key takeaway22 live companies (and LLPs and branches; sole proprietors are not counted) list Spcs Building as their registered address. These are registered businesses, not who occupies the space.

Transportation and storage
9
Wholesale and retail trade
4
Health and social services
3
Manufacturing
2
Water supply, sewerage and waste management
1
Professional, scientific and technical services
1
Education
1
Administrative and support services
1
Financial and insurance
0
Real estate
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. ACRA, as of 2026-09-16.

What is Spcs Building's BCA building profile?

BCA building type: Office
Green Mark: NA (NA)
Energy use intensity: 114 kWh/m²·yr

Frequently asked questions about Spcs Building

Where is Spcs Building?⌄

Spcs Building is at 250 Sims Avenue, Singapore 387513, in the Geylang planning area.

What is Spcs Building zoned as?⌄

Spcs Building sits on land zoned residential / institution under the URA Master Plan, with a gross plot ratio of 3.

What is the tenure of Spcs Building?⌄

Spcs Building is freehold.

What have units at Spcs Building sold for?⌄

Across 1 recorded transaction, the median price is S$2,599 psf. The latest was in August 2018.

What is the nearest MRT station to Spcs Building?⌄

Aljunied MRT is the closest, 175 m away (about a 3-minute walk).

How many businesses are registered at Spcs Building?⌄

22 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.

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.

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 — 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.